HomeMy WebLinkAboutAgenda_P&Z_11.01.2016Notice of Meeting for the
Planning and Zoning Commission
of the City of Georgetown
Nov ember 1, 2016 at 6:00 PM
at 101 E. Sev enth Street, Georgetown, Texas 78626
The City o f G eo rgeto wn is committed to comp lianc e with the Americans with Dis abilities Ac t (ADA). If yo u
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Office, at leas t three (3) days prior to the sc hed uled meeting d ate, at (512) 930-3652 o r City Hall at 113 Eas t 8th
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Regular Session
(This Regular S es s io n may, at any time, b e rec es s ed to convene an Exec utive S es s io n fo r any p urpose
authorized b y the Op en Meetings Act, Texas Go vernment Co d e 551.)
A Call to Order
Pledge of Allegiance
Comments from the Chair
- Welcome and Meeting P ro cedures
Action from Executive Session
B As of the d ead line, no persons were signed up to s peak on items other than thos e p o s ted o n the agend a.
Consent Agenda
The Statutory Cons ent Agenda inc ludes non-c o ntro versial and ro utine items that may be acted up o n with one
s ingle vo te. An item may b e pulled from the Cons ent Agenda in o rd er that it b e dis c us sed and acted up o n
individ ually as part of the Regular Agenda.
C Co nsideration of the Minutes from the O c to b er 18, 2016 P&Z meeting. Step hanie Mc Nic kle, Recording
Secretary
Legislativ e Regular Agenda
D Public Hearing and p o s s ib le ac tion on a reques t to Rezone approximately 75.415 ac res of the David
Wright s urvey loc ated at 2101 Airport Road fro m C-3 General Commerc ial to IN Ind ustrial. (REZ-2016-
030) So fia Nels on, Planning Direc tor
E Public Hearing and possible actio n o n a req ues t to Rezone 3.5 acres of San Gabriel Estates, Bloc k 1,
Lo t 22A lo c ated at 700 Booty's Crossing R o ad from the Agriculture (AG) Dis trict to the Neighborhood
Co mmerc ial (C N) District. (REZ-2016-024, F aith Impac t Churc h) Juan Enriquez, Planner
F Public Hearing and possible actio n o n a req ues t to Rezone ap p ro ximately 83.5 acres in the W. Ro berts
Survey loc ated north o f F airway Lane and s outh of Shell Ro ad , fro m the Agriculture (AG) Dis tric t to the
Res id ential Single-F amily (RS ) and Lo cal C o mmercial (C-1) Dis tric ts. (REZ-2016-025, Hidden Oaks at
Page 1 of 88
Berry Creek) C aro lyn Ho rner, AICP, Planner
G Public Hearing and possible actio n o n a req ues t to Rezone ap p ro ximately 10.058 acres in the Franc es A
Hudson Survey loc ated at 555 Rabbit Hill Road fro m the Agriculture (AG) Dis trict to the Busines s Park
(BP) Dis tric t. (REZ-2016-026, Enterprise P ip eline)
H Public Hearing and possible actio n o n a req ues t to Rezone Lot 1, Bloc k F, S ummit at Rivery Park
Phases 5 & 6, lo cated at 1101 Woodlawn Avenue to amend the Summit at Rivery Park P lanned Unit
Development (P UD) Dis tric t. (REZ-2016--027, Sheraton Georgetown) Valerie Kreger, AICP, Principal
Planner
I Public Hearing and possible actio n o n a req ues t to Rezone ap p ro ximately 165.65 acres d es cribed as
142.80 acres in the N. P o rter and A. Flores S urveys, 0.68 acres, 5.07 ac res , and 12.31 acres in the N.
Po rter Survey, and 4.79 ac res , b eing Bloc ks 1-3 o f the North Geo rgetown Ad d ition, lo cated between
Austin Ave. and N. College S t. south of F M 971, fro m the Residential S ingle-Family (RS) and Loc al
Co mmerc ial (C -1) Districts to the Pub lic F ac ilities (P F) District. (REZ-2016--029, S an Gab riel Park)
Valerie Kreger, AIC P, P rinc ip al Planner
J Pres entatio n and d is cus s io n o n Williams Drive Study. Jo rd an J. Maddox, AIC P, P rinc ip al P lanner
K Dis cus s ion and pos s ible actio n regarding the p o tential Planning and Zoning meeting s ched ule fo r the 2017
c alendar year.
L Dis cus s ion Items :
Update on the Unified Development C o d e Advis o ry Committee (UDC AC ) meetings .
(Commis s ioner Bargainer)
Update on the Geo rgeto wn Transp o rtatio n Ad visory Board (GTAB) meetings .
Ques tio ns o r c o mments from Commis s io ners-in-Training about the ac tio ns and matters c o nsidered
on this agenda.
Jo int GTAB and P&Z meeting November 15, 2016
Remind er of the next P lanning and Zoning Co mmis s io n meeting on December 6, 2016 at Counc il
Chamb ers loc ated at 101 East 7th Street, s tarting at 6:00 p m.
Adjournment
CERTIFICATE OF POSTING
I, Shelley No wling, C ity S ecretary fo r the C ity of Geo rgeto wn, Texas , d o hereby c ertify that this Notice of
Meeting was p o s ted at City Hall, 113 E. 8th Street, a p lace read ily acc es s ible to the general p ublic at all times ,
on the ______ d ay o f __________________, 2016, at __________, and remained so p o s ted fo r at leas t 72
c o ntinuo us ho urs p receding the sc heduled time o f s aid meeting.
____________________________________
S helley No wling, City Sec retary
Page 2 of 88
City of Georgetown, Texas
Planning and Zoning
November 1, 2016
SUBJECT:
Cons id eration o f the Minutes fro m the October 18, 2016 P &Z meeting. Stephanie McNickle, Rec o rd ing
Sec retary
ITEM SUMMARY:
FINANCIAL IMPACT:
NA
SUBMITTED BY:
ATTACHMENTS:
Description Type
Draft Minutes from the October 18th P&Z meeting.Cover Memo
Page 3 of 88
P&Z Minutes Page 1 of 2
October 18, 2016
City of Georgetown, Texas
Planning and Zoning Commission Meeting
Minutes
Tuesday, October 18, 2016 at 6:00 PM
Council and Courts Building
101 East 7th Street, Georgetown, Texas 78626
Commissioners: Josh Schroeder, Chair; Kevin Pitts, Vice-Chair, Vacant, Secretary; Andy Webb,
Tim Bargainer and Alex Fuller
Commissioner(s) Absent: John Marler
Commissioners in Training: Gary Leissner, Aaron Albright
Commissioner(s) in Training Absent:
Staff Present: Sofia Nelson, Planning Director; Jordan Maddox, Principal Planner Juan
Enriquez, Planner and Stephanie McNickle, Recording Secretary.
A. Chair Schroeder called the meeting to order at 6:00 p.m. and lead the Pledge of Allegiance.
Chair Schroeder stated the order of the meeting and that those who speak must turn in a
speaker form to the recording secretary before the item that they wish to address begins. Each
speaker is permitted to address the Commission once for each item, for a maximum of three (3)
minutes, unless otherwise agreed to before the meeting begins.
B. As of the deadline for this agenda, no persons were signed up to speak on items other than
what was posted on the agenda.
Consent Agenda
The Statutory Consent Agenda includes non-controversial and routine items that may be acted
upon with one single vote. An item may be pulled from the Consent Agenda in order that it be
discussed and acted upon individually as part of the Regular Agenda.
C Consideration of the Minutes from the October 4, 2016 P&Z meeting. Stephanie
McNickle, Recording Secretary
Legislative Regular Agenda
D Public Hearing and possible action on a Replat of a Final Plat for 402 Doe Run
Replat, being 8.268 of Whitetail Section 2, Lot 36, located at 402 Doe Run. (FP-
2016-025, 402 Doe Run Replat) Juan Enriquez, Planner
Juan Enriquez provided an overview of the Replat of a Final Plat application
request and description of project.
Chair Schroeder asked the applicant if he would like to speak. The applicant
stated he will be glad to answer any questions.
Chair Schroeder opened the Public Hearing. No one came forward the Public
Page 4 of 88
P&Z Minutes Page 2 of 2
October 18, 2016
Hearing was closed.
Motion by Commissioner Pitts to approve the Replat of a Final Plat for 402 Doe
Run Replat, being 8.268 of Whitetail Section 2, Lot 36, located at 402 Doe Run.
Second by Commissioner Fuller. Approved. (5-0)
E Public Hearing and possible action on a Final Plat for a Replat for Teravista,
Section 327, Block 2, Lots 26-29 and Block 6, Lots 1-9 and Lot 24. (FP-2016-030,
Teravista) Jordan J. Maddox, AICP, Principal Planner
Jordan Maddox provided an overview of the Replat of a Final Plat application
request and description of project.
Chair Schroeder asked the applicant if he would like to speak. The applicant
stated he will be glad to answer any questions.
Chair Schroeder opened the Public Hearing. No one came forward the Public
Hearing was closed.
Motion by Commissioner Pitts to approve the Final Plat for a Replat for
Teravista, Section 327, Block 2, Lots 26-29 and Block 6, Lots 1-9 and Lot 24.
Second by Commissioner Webb. Approved. (5-0)
F Discussion Items:
• 2017 Planning and Zoning Meeting Calendar
• Update on the Williams Drive Study – Jordan Maddox
• Update on the Unified Development Code Advisory Committee (UDCAC)
meetings. - Commissioner Bargainer
• Update on the Georgetown Transportation Advisory Board (GTAB) meetings.
• Questions or comments from Commissioners-in-Training about the actions and
matters considered on this agenda.
• Reminder of the next Planning and Zoning Commission meeting on November
1, 2016 at Council Chambers located at 101 East 7th Street, starting at 6:00 pm.
Motion to Adjourn at 6:11 p.m.
____________________________________ ____________________________________
Josh Schroeder, Chair P&Z Commissioner
Page 5 of 88
City of Georgetown, Texas
Planning and Zoning
November 1, 2016
SUBJECT:
Pub lic Hearing and pos s ible actio n o n a reques t to R ezo ne ap p ro ximately 75.415 acres o f the David Wright
s urvey lo cated at 2101 Airport Ro ad from C -3 General Commerc ial to IN Ind us trial. (REZ-2016-030)
Sofia Nelson, P lanning Directo r
ITEM SUMMARY:
Background:
The applic ant has req uested to rezo ne the s ite from the General Commerc ial (C3) Dis trict to the Ind ustrial
(IN) District.
Public Comment:
To d ate, no written pub lic comments have been received .
FINANCIAL IMPACT:
n/a
SUBMITTED BY:
Sofia Nelson, C NU-A, P lanning Directo r
ATTACHMENTS:
Description Type
zoning map Backup Material
future land us e map Backup Material
Staff Report Backup Material
us es allowed in IN zoning Backup Material
Page 6 of 88
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Page 8 of 88
Georgetown Planning Department Staff Report
Carlson Tract Rezoning Page 1 of 5
Report Date: October 9, 2016
File No: REZ-2016-030
Project Planner: Sofia Nelson, Planning Director
Item Details
Project Name: Project Cat
Project Address: 2101 Airport Road
Total Acreage: 75.415 acres
Applicant: Randy Mongold
Property Owner(s): Kenneth A. Garrett
Contact: Randy Mongold
Overview of Applicant’s Request
The applicant has requested to rezone the site from the General Commercial (C3) District to the
Industrial (IN) District.
Site Information
Location:
This property is located just north of the intersection of Airport Road and Lakeway Drive, with
frontage on both Airport Road and IH 35.
Physical Characteristics:
The property is relatively flat with few trees. No decerable physical characteristics.
Surrounding Properties:
The majority of the immediately surrounding property is undeveloped, except a residence next
door to this tract and the city’s Airport across Airport Road.
Page 9 of 88
Planning Department Staff Report
Project Cat zoning Page 2 of 5
Location Zoning Future Land Use Existing Use
North AG Employment Center, Regional
Commercial
rural residential and
undeveloped property
South C-3 Employment Center,
Community Commercial undeveloped
East IH35 Employment Center, Regional
Commercial Interstate highway
West IN(PUD) Institutional Georgetown Airport
Property History
The subject property was annexed in November of 2006 and assigned Agriculture zoning, the
default zoning district for annexations. In 2014 the subject property was rezoned from the
interim zoning district of Agriculture to the current C-3 zoning.
2030 Comprehensive Plan
Future Land Use:
The 2030 Plan provides for a Regional Commercial node at the intersection of the SH 130
Tollroad and IH 35 and a Community Commercial node at the intersection of the Northeast
Innerloop and IH 35, all surrounded by the Employment Center land use category. Individually,
this tract is primarily shown as Employment Center, with the northeastern portion extending
into the Regional Commercial node.
The Employment Center land use designation is intended for tracts of undeveloped land
located at strategic locations, which are designated for well planned, larger scale employment
and business activities, as well as supporting uses such as retail, services, hotels, and high
density residential development (stand-alone or in mixed-use buildings) as a conditional use.
Many Employment Center designations will include undeveloped properties identified by
the City as opportunity sites for centers of commerce or employment. These sites may be
acquired and developed through public-private partnerships. Primary uses include offices,
flex offices, and technology research and development, as well as environmentally friendly
manufacturing. These uses should be encouraged to develop in a campus-like setting with
generous, linked open space to maximize value, promote visual quality, and encourage
pedestrian activity between employment areas and areas of supporting uses such as retail,
restaurants, and residential.
Page 10 of 88
Planning Department Staff Report
Project Cat zoning Page 3 of 5
Growth Tier:
The 2030 Plan Growth Tier Map designation is Tier 1B, which is the portion of the City or extra-
territorial jurisdiction (ETJ) where growth and the provision of public facilities are anticipated
within 10 years following the adoption of the 2030 Plan.
Transportation
This parcel has direct frontage on both Airport Road, an existing Minor Arterial on the city’s
Thoroughfare Plan, and to IH 35. GTEC is considering a design task order in October to widen
Airport Road from 2 to 5 lanes (inclusive of a center turn lane) and a slight realignment at the
intersection of Lakeway Blvd to promote better traffic flow (inclusive of a traffic signal). Design
should be complete in the spring of 2017. The project will require ROW acquisition which is
difficult to time. However, construction could start as early as FY 2017.Additionally, an OTP
map amendment is being processed to remove a portion of a collector level roadway that bisects
this property. The amendment is scheduled for review by the Planning Commission in December
Utilities
The City of Georgetown will provide water, wastewater and electric services at this location.
Page 11 of 88
Planning Department Staff Report
Project Cat zoning Page 4 of 5
Proposed Zoning District
The Industrial District (IN) is intended to provide a location for manufacturing and industrial
activities that may generate some nuisances. Traffic generation will likely include heavy
vehicles, making access to an arterial or freeway necessary. Unless separated by a major
roadway, the Industrial District is not appropriate adjacent to any residential uses.
Staff Analysis
The subject property is located along the northern portion of the City’s I-35 corridor, a portion
which is largely undeveloped and planned as an employment center district. The rezoning of the
project is in keeping with the location goals for Industrial zoning by having direct access to I-35
and Airport Road, an arterial level roadway. Additionally, given the property’s location near the
Georgetown Municipal Airport, the future transportation improvements, and the designation of
this area as an employment center, the rezoning of this property is working in concert with the
2030 vision and the pending public improvements to develop this area in a manner that supports
and creates employment opportunities that may be most suitable with direct freeway frontage.
UDC Section 3.06.030 establishes the following criteria for zoning changes:
The application is complete and the information
contained within the application is sufficient
and correct enough to allow adequate review
and final action
This application was reviewed by staff and deemed
to be complete.
The zoning change is consistent with the
Comprehensive Plan
The proposed zoning change is consistent with the
Future Land Use of the 2030 Comprehensive Plan
and the Plan’s Goal of preserving and emphasizing
land ideally suited for employment uses.
The zoning change promotes the health, safety
or general welfare of the City and the safe
orderly, and healthful development of the City
The zoning change from General Commercial to
Industrial allows for an employment center district
to be developed as originally envisioned. It allows
for industrial type uses and development to occur
in an area that has direct access to I-35 and, with its
adjacency to undeveloped property, overtime has
the ability to bring the vision of an employment
center to fruition.
The zoning change is compatible with the
present zoning and conforming uses of nearby
property and with the character of the
neighborhood
The proposed rezoning is compatible with the
surrounding zoning districts, specifically those
located to the south and west of the site.
The property to be rezoned is suitable for uses
permitted by the District that would be applied
by the proposed amendment.
The uses allowed in the IN District are appropriate
at this location given the vision for this area in the
adopted 2030 Plan.
Page 12 of 88
Planning Department Staff Report
Project Cat zoning Page 5 of 5
Findings
Based on all the information presented, staff has made the following findings:
1. The Future Land Use category of Employment Center supports the IN District at this
location since this category is intended for large tracts of undeveloped open land where
supporting uses such as retail, services, hotels, and high density residential development
are conditionally supported. The Commercial property to the south and the community
commercial node to the north will allow for the commercial uses that may support the
employment center node.
2. The city is developed with stable neighborhoods and commercial areas; however,
industrially zoned property and development of key employments center districts are
essential to providing a variety of employment opportunities and land uses within the
Georgetown Community.
3. The uses allowed in the IN District are appropriate at this location given the property’s
location within a gateway overlay district will require stricter site and building
requirements.
4. The location of the subject property along I-35 and Airport Road (with improvements to the
Airport Road and Lakeway Intersection) allows for the development of this tract in a
manner that supports the employmenet center vision with site and architectural standards
that protect from adverse impacts potentially associated with industrial uses.
Staff Recommendation
Staff recommends approval of the applicant’s request based on the above-mentioned findings.
Public Comments
Staff has received no public comments regarding this case.
Attachments
Attachment 1 – Location Map
Attachment 2 – Future Land Use Map
Attachment 3 – Zoning Map
Attachment 4 – Uses permitted in Industrial zoning
Page 13 of 88
Maximum Building Height = 45 feet Front Setback = 25 feet Bufferyard = 30 feet with a fence and
Side Setback = 10 feet plantings adjacent to AG, RE, RL,
Side Setback to Residential = 25 feet RS, TF, MH, TH, MF-1, or MF-2
Rear Setback = 10 feet districts
Rear Setback to Residential = 35 feet
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Emergency Services Station Business/Trade School Correctional Facility
Government/Post Office Animal Shelter Hospital
Naure Presreve/Community Garden Neighborhood Public Park Psychiatric Hospital
Food Catering Services Kennel Substance Abuse Clinic
Athletic Facility, Indoor/Outdoor Self-Storage, Outdoor Cemetery, Columbaria, Mausoleum,
Driving Range Heliport or Memorial Park
Medical Complex Wireless Transmission Facility (>40')Sexually Oriented Business
General Office Seasonal Product Sales Major Event Entertainment
Integrated Office Center Farmer's market, Temporary Indoor Firing Range
Data Center Mobile/Outdoor Food Vendor Fuel Sales
Artisan Studio/Gallery Business Offices, Temporary Car Wash
Small Engine Repair Concrete Products, Temporary Airport
Self-Storage, Indoor Construction Field Office Wireless Transmission Facility (<41')
Commercial Document Storage Construction Staging, Off-site Resource Extraction
Event Catering/Equipment Rental Parking Lot, Temporary Oil Refinery/Distribution
Furniture Repair/Upholstery Waste Related Uses
Heavy Equipment Sales/Repair Wrecking, Scrap, Salvage yard
Pest Control/Janitorial Services
Office/Showroom
Wholesale Showrooms
Stone/Dirt/Mulch Sales Yards
Manufactured Housing Sales
Car Sales/Rental/Leasing Facility
Car Parts/Accessories Sales, Outdoor
Car Repair/Service, Limited
Bus Barn
Parking Lot, Off-site/Commercial
Park-n-Ride Facility
Private Transport Service
Dispatch Facility
Rail or Transit Yard Allowed by Right con't
Transit Passenger Terminal
Utilities (Minor, Intermediate, Major)Truck Terminal
Contractor Services, Limited/General Lumber Yard
Movie Production Dry Cleaning/Laundry Plant
Printing/Publishing Asphalt/Concrete Batch Plant
Office/Warehouse Recycling Collection Center
Manufacturing, Processing and Meat Market
Assembly, Limited/General Taxidermist
Warehouse/Distribution, Limited/General
INDUSTRIAL (IN) DISTRICT
District Development Standards
Specific Uses Allowed within the District
Page 14 of 88
City of Georgetown, Texas
Planning and Zoning
November 1, 2016
SUBJECT:
Public Hearing and p o s s ib le ac tion on a reques t to Rezone 3.5 ac res of S an Gab riel Es tates , Blo ck 1,
Lot 22A lo cated at 700 Bo o ty's Cro s s ing Road fro m the Agric ulture (AG) Dis tric t to the Neighb o rhood
Commerc ial (CN) Dis tric t. (REZ-2016-024, Faith Imp act Church) Juan Enriq uez, P lanner
ITEM SUMMARY:
Background:
The ap p licant has reques ted to rezo ne the 3.5 ac re s ite fro m the Agric ulture (AG) Dis tric t to the
Neighborho od Commerc ial (CN) District. T he p ro p erty was annexed April 22, 2003 and as s igned the
d efault AG Dis tric t. The reques ted rezo ning wo uld p ro vide the property owner with p ermitted us es allowed
b y the CN Dis tric t.
Public comment:
To date, s taff has rec eived one email and a p hone c all fro m neighbors with traffic related c oncerns . Staff
als o rec eived a pho ne c all from the ab utting property o wner facing Williams Drive with c o nc erns o f how a
churc h will limit c ertain us es on his property.
Staff Recommendation:
Staff rec o mmend s approval of the reques t to rezone the 3.5 acre trac t to the CN Dis tric t.
FINANCIAL IMPACT:
None studied at this time
SUBMITTED BY:
Juan Enriq uez, Planner, and Sofia Nelson, CNU-A, P lanning Directo r
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Attachment 1 - Location Map Backup Material
Attachment 2 - Future Land Us e Map Backup Material
Attachment 3 - Zoning Map Backup Material
Attachment 4 - CN Dis trict Development Standards and Permitted
Land Us es Backup Material
Page 15 of 88
Georgetown Planning Department Staff Report
Faith Impact Church Rezoning Page 1 of 5
Report Date: October 26, 2016
File No: REZ-2016-024
Project Planner: Juan Enriquez, Planner
Item Details
Project Name: Faith Impact Church
Project Address: 700 Booty’s Crossing Road
Total Acreage: 3.5 acres
Legal Description: San Gabriel Estates, Block 1, Lot 22A
Existing Zoning: Agriculture District
Proposed Zoning: Neighborhood Commercial District
Overview of Applicant’s Request
The applicant has requested to rezone the 3.5 acre site from the Agriculture (AG) District to the
Neighborhood Commercial (CN) District. The property was annexed April 22, 2003 and
assigned the default AG District. The requested rezoning would provide the property owner
with permitted uses allowed by the CN District.
Site Information
Location:
The property is located at 700 Booty’s Crossing Road, near the southwest intersection of Williams
Drive and Booty’s Crossing Road in the western portion of the City.
Physical Characteristics:
The platted and rectangular shaped property is 3.5 acres in size and is generally flat with various
shrubs throughtout the lot. The site has approximately 245 feet of street frontage along Booty’s
Crossing Road. There are several trees, including heritage trees, located on-site. A tree survey
will be required upon Site Development Plan submittal to identify protected and heritage trees.
Surrounding Properties:
Location Zoning Future Land Use Existing Use
North C-1 Mixed Use Neighborhood Center Commercial Use
South RS Moderate Density Residential Single Family Residential Use
East C-1 and Office Moderate Density Residential/ Mixed
Use Neighborhood Center Commercial Daycare
West Agriculture Moderate Density Residential Single Family Residential Use
Property History
The 3.5 acre platted property was annexed into the City on April 22, 2003 by Ordinance No. 2003-
34. At the time of annexation into the City, the default AG District was assigned. A single family
Page 16 of 88
Planning Department Staff Report
Faith Impact Church Rezoning Page 2 of 5
residence existed on this property for many years but was recently demolished due to fire
damage. The property is currently vacant and undeveloped.
2030 Comprehensive Plan
Future Land Use:
The 2030 Future Land Use category for this site is Moderate Density Residential. This land use
category includes single family neighborhoods with a density ranging between 3.1 and 6
dwelling units per acre. The Comprehensive Plan also supports non-residential uses in Moderate
Density Residential along major roadways such as neighborhood-serving retail, office,
institutitonal and civic uses.
Growth Tier:
The 2030 Plan Growth Tier Map designation is Tier 1A (Developed, Redeveloping), which is the
portion of the City where infrastructure systems are in place, or can be economically provided,
and where the bulk of the City’s growth should be guided over the near term.
Transportation
The site’s primary inbound and outbound access is on Booty’s Crossing Road. Trip generation
will be reviewed with the Site Development Plan application, possibly triggering the need for a
TIA will be determined at that time. Booty’s Crossing Road is considered a major collector road.
Utilities
Water/Wastewater and Electric is served by the City of Georgetown. It is anticipated that there is
adequate water capacity at this time to serve this property by existing capacity.
Proposed Zoning District
The applicant has requested Neighborhood Commercial (CN) zoning on this property. The CN
District is intended to provide small scale office, commercial, and personal service businesses
that primarily serve the adjacent residential areas. Neighborhood commercial areas are
generally located within neighborhoods and have pedestrian access to adjacent residential areas.
Notable Development Standards in CN District:
Maximum building height 30 feet
Minimum side setback to residential
district
10 feet (5 foot setback when not next to residential)
Bufferyard required between:
• CN and AG with residential use
• A 10 foot wide planting area; 2 evergreen
ornamental trees and 4 evergreen shrubs per each
50 linear feet of bufferyard
Maximum Impervious Cover 70% (20% maximum in AG District)
Floor Area Ratio (FAR): FAR and maximum building size limitation does not
Page 17 of 88
Planning Department Staff Report
Faith Impact Church Rezoning Page 3 of 5
Shall not exceed 0.3 for commercial, retail,
service, and office buildings. No single
building can exceed 7,500 sq ft in size.
apply to civic uses such as religious assembly facilities
Staff Analysis
As part of the 2030 Comprehensive Plan adoption process, the land use element identified a
number of land use goals, policies and actions. The following goals and action statements are the
most relevant to this request:
The subject property is located within the Moderate Density Residential future land use category,
which includes single family neighborhoods with a density ranging between 3.1 and 6 dwelling
units per acre. The Comprehensive Plan also supports non-residential uses in Moderate Density
Residential along major roadways such as neighborhood-serving retail, office, institutitonal and
civic uses. These uses are permitted in the CN District. Booty’s Crossing Road is considered a
major collector.
Additionally, Goal 4 of the Comprehensive Plan says to “Maintain and strengthen viable land uses
and land use patterns (e.g. stable neighborhoods, economically sound commercial and employment areas).
The policies listed under this goal include minimizing impacts of encroachment by incompatible
land uses. In this case, the CN District, will serve as a buffer between the more intense Office and
Local Commercial zoning districts to the east of the site and the established residential
neighborhoods of Falls of San Gabriel and River Bend to the west and south. For example, the C-
1 (Local Commercial) District allows full service hotels, gas stations, live music/entertainment,
dance halls, car washes where the CN District does not allow these types of uses. The C-1
District also allows a higher FAR (0.5) while the buildings in the CN are limited to a maximum
7,500 square feet. However, this building size limitation does not apply to religious assembly
facilities. The Office District allows medical and dental offices and the CN District does not allow
them. The CN zoning district buffer will help ensure compatibility with land uses. At the same
time, the CN district will provide services to the nearby neighborhoods with pedestrian access.
UDC Section 3.06.030 establishes the following criteria for zoning changes:
The application is complete and the information
contained within the application is sufficient and
correct enough to allow adequate review and final
action
An application must provide the necessary
information to review and make a knowledgeable
decision in order for staff to schedule an application
for consideration by P&Z and City Council. This
application was reviewed by staff and deemed to be
complete.
The zoning change is consistent with the
Comprehensive Plan
The proposed zoning change is consistent with the
Future Land Use of the 2030 Comprehensive Plan as
the Moderate Density Residential category allows for
neighborhood serving commercial and civic
development when located adjacent to a major
Page 18 of 88
Planning Department Staff Report
Faith Impact Church Rezoning Page 4 of 5
roadway such as Booty’s Crossing Road.
The zoning change promotes the health, safety or
general welfare of the City and the safe orderly,
and healthful development of the City
The zoning change request promotes health, safety
and general welfare of the City because it minimizes
impacts of encroachment by incompatible land uses
since the CN District does not allow more intense
uses that are permitted by right in the OF and C-1
Districts.
The zoning change is compatible with the present
zoning and conforming uses of nearby property
and with the character of the neighborhood
The proposed rezoning is compatible with the
surrounding zoning districts and will provide a
buffer to the nearby single family development from
more intense office and commercial land uses such as
hotels, live entertainment, gas stations and car
washes that are permitted in the C-1 District but not
in the CN District.
The property to be rezoned is suitable for uses
permitted by the District that would be applied by
the proposed amendment.
The uses allowed in the CN District are appropriate at
this location since there are established neighborhoods
within walking distance that can be serviced. The CN
District could provide walking distance to uses such
as retail, farmer’s market, bakeries, personal services.
Findings
Based on all the information presented, staff has made the following findings:
1. The Future Land Use category of Moderate Density Residential supports complementary non-
residential uses along major roadways such as neighborhood-serving retail, office,
institutional and civic uses. Booty’s Crossing Road is considered a major collector road.
2. The requested CN District is intended to provide small scale office, commercial, and
personal service businesses that primarily serve the adjacent residential areas. Falls of San
Gabriel neighborhood and other residential lots are located to the west and southwest of
the site. The River Bend Subdivision is located across the street to the south. These
neighborhoods could be served by uses permitted in the CN district.
3. The permitted land uses of the CN District are appropriate at this location since they could
serve as a buffer between the more intense Office and Local Commercial zoning districts to
the east from the nearby residential neighborhood. This zoning district buffer will help
ensure compatibility with land uses. For example, the C-1 (Local Commercial) District
allows full service hotels, gas stations, live music/entertainment, dance halls, car washes
where the CN District does not allow these types of uses. The Office District allows medical
and dental offices and the CN District does not allow them.
4. There is sufficient water capacity at this time to accommodate the proposed rezoning from
AG to CN District at this location.
Page 19 of 88
Planning Department Staff Report
Faith Impact Church Rezoning Page 5 of 5
Staff Recommendation
Staff recommends approval of the applicant’s request based on the above-mentioned findings.
Public Comments
As required by the Unified Development Code, all property owners within a 200 foot radius of
the subject property that are located within City limits were notified of the rezoning application
(22 notices mailed), a legal notice advertising the public hearing was placed in the Sun
Newspaper (October 16, 2016) and signs were posted on-site. To date, staff has received one
email and a phone call from neighbors with traffic related concerns. Staff also received a phone
call from the abutting property owner facing Williams Drive with concerns of how a church will
limit certain uses on his property.
Attachments
Attachment 1 – Location Map
Attachment 2 – Future Land Use Map
Attachment 3 – Zoning Map
Attachment 4 – CN District Development Standards and Permitted Land Uses
Page 20 of 88
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Attachment 1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Location Map
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Page 21 of 88
GABRIELVIEWDR
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Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Future Land Use / Overall Transportation Plan
Attachment 2
REZ-2016-024
Legend
Thoroughfare
Future Land Use
Institutional
Regional Commercial
Community Commercial
Employment Center
Low Density Residential
Mining
Mixed Use Community
Mixed Use Neighborhood Center
Moderate Density Residential
Open Space
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Existing Collector
Existing Freeway
Existing Major Arterial
Existing Minor Arterial
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Proposed Collector
Proposed Freeway
Propsed Frontage Road
Proposed Major Arterial
Proposed Minor Arterial
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High Density Residential
0 ¼½Mi
LegendSiteParcelsCity LimitsGeorgetown ETJ
Page 22 of 88
GABRIELVIEWDR
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Zoning InformationREZ-2016-024
Attachment 3
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
Legend SiteParcelsCity LimitsGeorgetown ETJ
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0 ¼½MiPage 23 of 88
Maximum Building Height = 30 feet Front Setback = 20 feet Bufferyard = 10 feet with plantings
Maximum Building Size = 0.3 FAR, (0 feet for build-to/downtown) adjacent to AG, RE, RL, RS, TF, MH,
max. bldg. size 7,500 SF Side Setback = 5 feet MF-1, or MF-2 districts
(only applies to those uses Side Setback to Residential = 10 feet
marked with * below)Rear Setback = 0 feet
Rear Setback to Residential = 20 feet
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Assisted Living Activity Center (youth/senior)Bar/Tavern/Pub*
Dry Cleaning Service*Bed and Breakfast (with events)Community Center
Emergency Services Station Consumer repair*Event Facility
Government/Postal Office Day Care (group/commercial)Inn
Group Home (7+ residents)Dry cleaning service (drop off only)Restaurant (drive-through)*
Hospice facility Farmer's market*
Library/Museum Fitness center*
Nature Preserve/Community Garden Food catering services*
Nursing/Convalescent/Hospice General retail*
Parking Lot (park-n-ride)General office*
Utilities (Minor)Home health care services*
Home based business
Laundromat*
Medical or dental offices*
Micro Brewery/Winery
Park (neighborhood)
Printing, mailing and reproduction
services*
Personal services*
Religious assembly facility (with
columbarium)
Restaurant (General)*
School (Elementary, Middle)
Upper-story Residential
Utilities (Intermediate)
Wireless Transmission Facility (<41')
Neighborhood Commercial (CN) District
District Development Standards
Specific Uses Allowed within the District
Page 24 of 88
City of Georgetown, Texas
Planning and Zoning
November 1, 2016
SUBJECT:
Public Hearing and p o s s ib le ac tion on a reques t to Rezone approximately 83.5 ac res in the W. Roberts
Survey loc ated no rth of Fairway Lane and so uth o f S hell Road, from the Agric ulture (AG) District to the
Residential Single-Family (RS) and Loc al Commerc ial (C-1) Districts . (REZ-2016-025, Hid d en Oaks at
Berry Creek) Carolyn Horner, AICP, Planner
ITEM SUMMARY:
Background:
The ap p licant has reques ted to rezo ne the und eveloped 83.5 ac re tract from the Agric ulture (AG) District to
the Res id ential Single-family (RS) and Loc al Commerc ial (C-1) Districts to allo w fo r future residential and
commerc ial d evelopment o f the p ro p erty.
Public Comment:
To d ate, Staff has rec eived two written res pons e in favo r of the reques t.
Staff Recommendation:
Staff rec o mmend s approval o f the req uest to rezo ne the 83.5 acre trac t to the RS and C-1 Districts .
FINANCIAL IMPACT:
None studied at this time.
SUBMITTED BY:
Carolyn Horner, AICP, Planner, and Sofia Nels o n, C NU-A, P lanning Director
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Location Map Backup Material
Future Land Us e Backup Material
Zoning Map Backup Material
RS Dis trict Standards Backup Material
C-1 Dis trict Standards Backup Material
Public Comment Backup Material
Page 25 of 88
Georgetown Planning Department Staff Report
Hidden Oaks at Berry Creek rezoning
AG to RS and C‐1 Page 1 of 6
Report Date: October 20, 2016
File No: REZ‐2016‐025
Project Planner: Carolyn Horner, AICP, Planner
Item Details
Project Name: Hidden Oaks at Berry Creek
Project Address: 200 Fairway Lane
Total Acreage: 83.5 acres
Legal Description: 83.5 acres out of the W. Roberts Survey
Existing Zoning: Agriculture (AG)
Proposed Zoning: Single‐family Residential (RS) and
Local Commercial (C-1)
Overview of Applicant’s Request
The applicant has requested to rezone the undeveloped 83.5 acre tract from the Agriculture
(AG) District to the Residential Single‐family (RS) and Local Commercial (C‐1) Districts to
allow for future residential and commercial development of the property. The applicant is
proposing several open space/habitat protection areas to preserve Heritage Trees.
Site Information
Location:
The subject site is located south of Shell Road, between State Highway 195 and Fairway Lane in
the northwestern portion of the city.
Physical Characteristics:
The property is mostly undeveloped with heavy tree coverage and a couple of residences. Public
street frontage is located on Fairway Lane, existing in the Berry Creek Subdivision, and State
Highway 195.
Surrounding Properties:
Location Zoning Future Land Use Existing Use
North AG, ETJ Mixed Use Community,
Community Comm. Node Church, undeveloped
South RS Moderate Density Residential Berry Creek subdivision
East AG Mixed Use Community Undeveloped
West ETJ Mixed Use Community Boat/RV Storage, maternity
home
Page 26 of 88
Planning Department Staff Report
Hidden Oaks at Berry Creek rezoning
AG to RS and C‐1 Page 2 of 6
Property History
The majority of the 83.5‐acre property was annexed in 2006 by Ordinance 2006‐134. The smaller
southern and eastern pieces totaling 14.459 acres will be annexed after second reading scheduled
for November 22, 2016. The default AG District is the default zoning district assigned at time of
annexation. The property is currently developed with two residences.
2030 Comprehensive Plan
Future Land Use:
The 2030 Future Land Use category for this subject site is Mixed Use Community. The Mixed Use
Community category is described in the 2030 Comprehensive Plan as appropriate for larger scale,
creatively planned communities, where a mix of residential types and densities are
complemented by supporting retail and small to medium scale office development. This category
also encourages more compact, sustainable development patterns that reduce auto trips, increase
connectivity and encourage walking and use of transit.
Growth Tier:
The 2030 Plan Growth Tier Map designation is Tier 1B, the area within the present city limits, or
subject to a development agreement, surrounding Tier 1A that is generally underserved by
infrastructure and where such service and facilities will likely be needed to meet the growth
needs of the city once Tier 1A approaches build‐out.
Transportation
The development will extend existing Fairway Lane into the subject property. A phase of the
development will provide one new connection to SH 195. One connection to Shell Road is
planned with future development of the property. A TIA has been submitted by the applicant for
review, and will be completed prior to approval of the associated preliminary plat.
Utilities
Water/wastewater is served by the City of Georgetown. Electric service is provided by PEC. The
Development Engineer has determined there is adequate capacity for development, with a
master‐planned water line in the area.
Proposed Zoning District
The RS District is intended for areas of medium density with a minimum lot size of 5,500 square
feet. The RS District contains standards for development that maintain Single‐family
neighborhood characteristics. The District may be located within proximity of neighborhood‐
friendly commercial and public services and protected from incompatible uses. All housing
types in the RS District shall meet the lot, dimensional and design standards of the District. (See
attached).
Page 27 of 88
Planning Department Staff Report
Hidden Oaks at Berry Creek rezoning
AG to RS and C‐1 Page 3 of 6
The C‐1 District is intended to provide areas for commercial and retail activities that primarily
serve residential areas. Uses should have pedestrian access to adjacent and nearby residential
areas, but are not appropriate along residential streets or residential collectors. The District is
most appropriate along major and minor thoroughfares. Typical uses within this district are
general retail, restaurants (including drive‐through), gas stations, medical or dental offices, etc.
Attachment 4 contains a comprehensive list of C‐1 District allowable uses and development
standards. Certain land uses have specific design limitations to ensure compatibility with the
surrounding properties; for example, in the C‐1 District, the floor to area ratio of a building
cannot exceed 0.5 for certain land uses specified in Attachment 5.
Staff Analysis
The subject property is located within the Future Land Use category of Mixed Use Community that
encourages a mixture of residential and commercial uses within close proximity to each other.
The first land use goal of the 2030 Plan encourages a balanced mix of residential, commercial,
and employment uses to reflect a gradual transition of development throughout the city.
Although mixed use can be integrated vertically, it can also be accomplished horizontally with
adjacent mixes of uses that complement one another. Commercial development in the mixed use
category should complement a mix of residential types by providing supporting retail and small
to medium scale office development.
The land uses permitted in the C‐1 District proposed along SH 195 with the district development
standards directly help to implement the 2030 Plan’s goals of a balance of land uses as well as
ensuring smooth transitions with space and landscaping buffers between residential and
commercial uses. As development continues to extend to the northwest portion of the city, the
Page 28 of 88
Planning Department Staff Report
Hidden Oaks at Berry Creek rezoning
AG to RS and C‐1 Page 4 of 6
need for goods and services closer to residents (both current and future) is necessary in order to
achieve a balanced community as well as incrementally address traffic related concerns.
Goal 1 of the Land Use Element of the Comprehensive Plan states that the City should
“promote sound, sustainable, and compact development patterns with balanced land uses, a
variety of housing choices and well‐integrated transportation, public facilities, and open space
amenities.” The rezoning of this property to the RS District for the future residential
development supports this goal. C‐1 zoning at this location will reserve land suitable for
commercial development along a major arterial.
The proposed rezoning request meets all of the criteria established in UDC Section 3.06.030 for
zoning changes:
Approval Criteria for Rezoning
The application is complete and the
information contained within the
application is sufficient and correct enough
to allow adequate review and final action
An application must provide the necessary information to
review and make a knowledgeable decision in order for staff
to schedule an application for consideration by P&Z and
City Council. This application was reviewed by staff and
deemed to be complete.
The zoning change is consistent with the
Comprehensive Plan
The proposed zoning change is consistent with the Future
Land Use of the 2030 Comprehensive Plan. The request is
consistent with the goal to direct commercial development
primarily to “nodes” or “corridors” where the pattern is
established or appropriate. The Mixed Use Community
category supports the C‐1 District at this location since the
district’s allowed uses include neighborhood serving
businesses that would accommodate the existing and future
residential neighborhoods that are part of this request.
The zoning change promotes the health,
safety or general welfare of the City and the
safe orderly, and healthful development of
the City
The zoning change request promotes the health, safety and
general welfare of the City. The C‐1 District will help
facilitate orderly commercial development along a major
arterial roadway. The large open spaces of the residentially‐
zoned portion protects environmentally sensitive areas, and
provides undeveloped, natural areas.
The zoning change is compatible with the
present zoning and conforming uses of
nearby property and with the character of
the neighborhood
The proposed rezoning is compatible with the surrounding
zoning districts and uses. Landscape buffers will be
required, per the UDC, where the property abuts residential
zoning.
The property to be rezoned is suitable for
uses permitted by the District that would be
applied by the proposed amendment.
The uses allowed in the C‐1 District are suitable along major
arterials (SH 195) and within the areas of the Future Land
Use designated as Mixed Use Community.
Page 29 of 88
Planning Department Staff Report
Hidden Oaks at Berry Creek rezoning
AG to RS and C‐1 Page 5 of 6
General Findings
Based on all the information presented, staff has made the following findings:
1. Fairway Lane is an existing collector, built to early code standards. The applicant will
extend Fairway Lane as a collector and provide connectivity to State Highway 195, and a
future connection to Shell Road. These connections will provide alternative routes to the
residents in the neighborhood, as well as easy access to the proposed C‐1 district along
State Highway 195, an existing highway, and the transportation network at this location can
support the traffic that may be generated by the uses anticipated in the C‐1 District.
2. The Future Land Use category of Mixed Use Community supports the mix of single‐family
residential types proposed by the applicant, and also the C‐1 District along the existing
highway, since this category is intended for a mixture of land uses where commercial uses
will complement existing and future residential development anticipated in the
surrounding area.
3. Goal 1 of the Land Use Element of the Comprehensive Plan states that the City should
“promote sound, sustainable, and compact development patterns with balanced land uses, a variety
of housing choices and well‐integrated transportation, public facilities, and open space amenities.”
The rezoning of this property to the RS District for the future residential development
supports this goal. C‐1 zoning at this location will reserve land suitable for commercial
development along a major arterial.
4. There are master‐plan construction projects that will ensure sufficient capacity within the
City Utility Systems to accommodate the residential and commercial development resulting
from the proposed rezoning from the AG to RS and C‐1 District at this location.
Staff Recommendation
Staff recommends approval of the applicant’s zoning request based on the above‐mentioned
findings.
Public Comments
As required by the Unified Development Code, all property owners within a 200 foot radius of
the subject property that are located within City limits were notified of the rezoning application
(21 notices mailed), a legal notice advertising the public hearing was placed in the Sun
Newspaper (October 16, 2016) and signs were posted on‐site. To date, staff has received 2 written
letters in support of this request.
Page 30 of 88
Planning Department Staff Report
Hidden Oaks at Berry Creek rezoning
AG to RS and C‐1 Page 6 of 6
Attachments
Attachment 1 – Location Map
Attachment 2 – Future Land Use Map
Attachment 3 – Zoning Map
Attachment 4 – RS District Development Standards and Permitted Land Uses
Attachment 5 – C‐1 District Development Standards and Permitted Land Uses
Attachment 6 – Public Notice Responses
Page 31 of 88
§¨¦35
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Page 32 of 88
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Future Land Use / Overall Transportation Plan
Exhi bit #2
REZ-20 16 -02 5
Legend
Thoroughfare
Future Land Use
Institutional
Regi onal Commercial
Community Commerc ial
Em ployment Center
Low Dens ity Residential
Mining
Mix ed Us e Community
Mix ed Us e Neighborhood Center
Moderate Density Residential
Open Space
Specialty Mixed Us e Area
Ag / Rural Residential
Ex isting Collector
Ex isting Freeway
Ex isting Major Arterial
Ex isting Minor Arterial
Ex isting Ramp
Pr oposed Collector
Pr oposed Freeway
Pr opsed Frontage Road
Pr oposed Major Arterial
Pr oposed Minor Arterial
Pr oposed Railroad
High Density Residential
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Page 33 of 88
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Minimum Lot Size = 5,500 square feet Front Setback = 20 feet Bufferyard = 10 feet with plantings
Minimum Lot Width = 45 feet Side Setback = 6 feet when non‐residential develops
Maximum Building Height = 35 feet Rear Setback = 10 feet adjacent to residential
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Group Home (<7 residents) Church (with columbarium) Accessory Dwelling Unit
Single‐family Detached Day Care (family home) Activity Center (youth/senior)
Utilities (Minor) Golf Course Bed and Breakfast (with events)
Home Based Business Cemetary/Columbaria/Mausoleum
Nature Preserve/Community Garden Community Center
Neighborhood Amenity Center Day Care (Group)
Park (Neighborhood) Emergency Services Station
School (Elementary) General Office
Single‐family Attached Halfway House
Utilities (Intermediate) Hospice Facility
Wireless Transmission Facility (<41') Rooming/Boarding House
School (Middle)
Residential Single‐Family (RS) District
District Development Standards
Specific Uses Allowed within the District
Page 35 of 88
Maximum Building Height = 35 feet Front Setback = 25 feet Bufferyard = 15 feet with plantings
Maximum Building Size = .5 FAR (0 feet for build‐to/downtown) adjacent to AG, RE, RL, RS, TF, MH,
(only applies to those uses Side Setback = 10 feet MF‐1, or MF‐2 districts
marked with * below) Side Setback to Residential = 15 feet
Rear Setback = 0 feet
Rear Setback to Residential = 25 feet
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Agricultural Sales* Activity Center (youth/senior) Event Facility
Artisan Studio/Gallery* Bar/Tavern/Pub Meat Market
Assisted Living Bed and Breakfast (with events) Multifamily Attached
Automotive Parts Sales (indoor)* Business/Trade School Personal Services Restricted
Banking/Financial Services* Car Wash Private Transport Dispatch Facility
Blood/Plasma Center* Church (with columbarium) Student Housing
Consumer Repair* College/University
Dry Cleaning Service* Commercial Recreation
Emergency Services Station Community Center
Farmer's Market* Dance Hall/Night Club
Fitness Center* Day Care (group/commercial)
Food Catering Services* Fuel Sales
Funeral Home* Live Music/Entertainment
General Retail* Micro Brewery/Winery
General Office* Neighborhood Amenity Center
Government/Postal Office Park (neighborhood/regional)
Group Home (7+ residents) Pest Control/Janitorial Services
Home Health Care Services* Self‐Storage (indoor only)
Hospital School (Elementary, Middle, High)
Hotel/Inn (excluding extended stay) Theater (movie/live)
Integrated Office Center* Upper‐story Residential
Landscape/Garden Sales* Wireless Transmission Facility (<41')
Laundromat*
Library/Museum
Medical Diagnostic Center*
Medical Office/Clinic/Complex*
Membership Club/Lodge*
Nature Preserve/Community Garden
Nursing/Convalescent/Hospice
Parking Lot (commercial/park‐n‐ride)
Personal Services*
Printing/Mailing/Copying Services*
Restaurant (general/drive‐through)*
Rooming/Boarding House
Social Service Facility
Surgery/Post Surgery Recovery*
Urgent Care Facility*
Utilities (Minor/Intermediate/Major)
Veterinary Clinic (indoor only)*
Local Commercial (C‐1) District
District Development Standards
Specific Uses Allowed within the District
Page 36 of 88
Page 37 of 88
Page 38 of 88
City of Georgetown, Texas
Planning and Zoning
November 1, 2016
SUBJECT:
Public Hearing and p o s s ib le ac tion on a reques t to Rezone approximately 10.058 ac res in the Frances A
Hud s o n Survey lo c ated at 555 Rab b it Hill Ro ad from the Agric ulture (AG) Dis tric t to the Bus iness Park
(BP) District. (R EZ-2016-026, Enterp ris e Pipeline)
ITEM SUMMARY:
Background
The ap p licant has reques ted to rezo ne the 10.058 ac re tract from the Agriculture (AG) District to the
Busines s Park (BP ) Dis tric t fo r future c o mmerc ial develo p ment of the prop erty. The proposed initial
p ro ject includes a c rude o il pipeline pump statio n o n ap p ro ximately 2 acres of the parc el, res erving the
remaining p ortio n fo r future c o mmercial d evelo p ment.
Public Comment
To d ate, no written pub lic comments have been
Staff Recommendation:
Staff rec o mmend s approval of the reques t to rezone the 10.058 ac re tract to the BP District.
FINANCIAL IMPACT:
None studied at this time
SUBMITTED BY:
Matt Synatsc hk, His toric P lanner and So fia Nels on, CNU-A, Planning Direc to r
ATTACHMENTS:
Description Type
REZ-2016-026 Enterpris e Rezoning Staff Report Cover Memo
Attachment 1 - Location Map Backup Material
Attachment 2 - Future Land Us e Map Backup Material
Attachment 3 - Zoning Map Backup Material
Attachment 4 - Aerial Map Backup Material
Attachment 5 - BP Zoning Dis trict Development Standards and Land
Us es
Backup Material
Page 39 of 88
Georgetown Planning Department Staff Report
Enterprise Pipeline Rezoning AG to BP Page 1 of 5
Report Date: October 14, 2016
File No: REZ-2016-026
Project Planner: Matt Synatschk, Historic Planner
Item Details
Project Name: Enterprise Pipeline Rezoning
Project Address: 555 Rabbit Hill Road
Total Acreage: 10.058 acres
Legal Description: 10.058 acres of the Frances A Hudson Survey
Current Zoning: Agriculture (AG)
Proposed Zoning: Business Park (BP)
Overview of Applicant’s Request
The applicant has requested to rezone the undeveloped 10.058 acre tract from the Agriculture
(AG) District to the Business Park (BP) District for future commercial development of the
property. The proposed initial project includes a crude oil pipeline pump station on
approximately 2 acres of the parcel, reserving the remaining portion for future commercial
development.
Page 40 of 88
Planning Department Staff Report
Enterprise Pipeline Rezoning AG to BP Page 2 of 5
Site Information
Location:
The subject site is located on Rabbit Hill Road, between Southeast Inner Loop to the north and
Westinghouse Road to the south in the southeastern portion of the City.
Physical Characteristics:
The property is 10.058 acres in size, and currently developed as a single family residence. A tree
survey has not been submitted at this stage of the process and therefore the presence of protected
or heritage trees is unknown. The property has public street access on Rabbit Hill Road.
Surrounding Properties:
Location Zoning Future Land Use Existing Use
North ETJ Employment Center Undeveloped Commercial/Residential Land
South ETJ Employment Center Single family residence
East ETJ Employment Center Undeveloped Commercial/Residential Land
West ETJ Employment Center Undeveloped Commercial/Residential Land
Property History
The 10.058 acre property was annexed into the City in 2016 by Ordinance No. 2016-34. At the
time of annexation into the City, the default Agriculture (AG) District was assigned. The
property is currently developed for single family residential use.
2030 Comprehensive Plan
Future Land Use:
The 2030 Future Land Use category for this subject site is Employment Center. The Employment
Center category is described in the 2030 Comprehensive Plan as appropriate for undeveloped
land at strategic locations, designed for large scale employment and business activities. Uses may
include retail, services and high density residential development. The land use type may also
serve as a transitional zone between more intense commercial and residential areas.
Growth Tier:
The 2030 Plan Growth Tier Map designation is Tier 2, which is typically in the City’s ETJ areas
that will likely be needed to serve the City’s growth needs over the next 10-20 years. However,
the City may consider requests for annexation, extension of city services, and rezonings in these
areas.
Transportation
The property has approximately 740 feet of street frontage on along Rabbit Hill Road, which is
designated as a collector level road by the 2035 Thoroughfare Plan. The property is primarily
accessed by Rabbit Hill Road. The proposed use will not generate a significant increase in traffic,
but future development may trigger a Traffic Impact Analysis.
Page 41 of 88
Planning Department Staff Report
Enterprise Pipeline Rezoning AG to BP Page 3 of 5
Utilities
Water/wastewater is served by the City of Georgetown. Electric service is dually-certified by the
City of Georgetown and ONCOR.
Proposed Zoning District
The Business Park District (BP) is intended to provide a location for office, research, and light
industrial uses typically located as part of a large development. The BP District may be
appropriate adjacent to residential areas, provided that there is adequate buffering and
pedestrian and vehicular access to the residential area for workers in the business park. The BP
District typically has more traffic than in an office area, but fewer heavy vehicles than in an
industrial area. The Business Park District is a special purpose district because it has a minimum
size acreage for limited complementary uses that may expand with the size of the park. Larger
parks often include commercial activities such as restaurants, banks, day care and similar uses
that are intended to serve the on-site community and may include some limited high-density
residential. A list of allowed uses is included as Exhibit # 4.
Staff Analysis
The proposed Business Park zoning district is appropriate for this site based upon the property
owner’s proposed use and the 2030 Comprehensive Plan. The property owner is proposing to
construct a pump station for the Enterprise Pipeline crude oil line, which will run from Midland,
TX to Sealy, TX. The proposed pipeline will run adjacent to an existing refined fuels pipeline,
minimizing the impact on the surrounding areas. Since the pump station will only use a portion
of the parcel, the BP zoning allows for other uses that are consistent with the desired uses
outlined in the Employment Center land use category of the Future Land Use Plan.
Policy 1.A of the 2030 Comprehensive Plan encourages a mix of residential, commercial and
employment uses, reflecting a gradual transition from high intensity uses to lower intensity uses.
The BP zoning district creates a transitional area between the high intensity commercial
developments along the I-35 corridor, and the Moderate Density Residential areas to the east.
Policy 1.B promotes a mix of uses that create a more compact, higher density development in
appropriate locations. These include walkable communities, and developments that blend
residential and commercial uses. The BP zoning district is appropriate for this location because it
allows for the mix of uses, including retail and employment opportunities, along with options for
high density housing.
Page 42 of 88
Planning Department Staff Report
Enterprise Pipeline Rezoning AG to BP Page 4 of 5
The proposed rezoning request meets all of the criteria established in UDC Section 3.06.030 for
zoning changes:
Approval Criteria for Rezoning
The application is complete and the information
contained within the application is sufficient and
correct enough to allow adequate review and final
action
The application was reviewed by staff and deemed
complete.
The zoning change is consistent with the
Comprehensive Plan
The proposed zoning change is consistent with the
Future Land Use Plan’s Employment Center
designation.
The zoning change promotes the health, safety or
general welfare of the City and the safe orderly,
and healthful development of the City
The proposed zoning change promotes orderly
growth in the City by creating lower intensity uses
that help transition from the high intensity uses found
along the I-35 corridor and the residential uses to the
east of the subject property.
The zoning change is compatible with the present
zoning and conforming uses of nearby property
and with the character of the neighborhood
The proposed rezoning is compatible with the
surrounding zoning districts and uses. The majority of
the surrounding property is located outside of the City
limits, where zoning ordinances are not applicable.
The property to the northwest is located within in City
limits, and is zoned for Industrial uses.
The property to be rezoned is suitable for uses
permitted by the District that would be applied by
the proposed amendment.
The uses allowed by the BP district are compatible with
the property owners planned use and future uses for
the property.
General Findings
Based on all the information presented, staff has made the following findings:
1. The southeast quadrant of Georgetown is experiencing increased growth as the Austin
metropolitan area continues to expand. Much of the existing and proposed land use in the
area is residential, so the BP zoning district creates an opportunity for employment centers
and retail opportunities to support the surrounding residential areas.
2. The Future Land Use category of Employment Center supports the BP zoning district for
this location to serve as a transitional area from commercial development to residential
development.
3. Goal 1, Policies and Action 1.A states that the City should “adjust zoning provisions to provide
greater flexibility for mixed-uses, multiple housing types, compact development and redevelopment.”
The BP zoning district supports this goal by providing for a mix of commercial and
residential uses, design to create a more compact development.
Page 43 of 88
Planning Department Staff Report
Enterprise Pipeline Rezoning AG to BP Page 5 of 5
4. The property is located along Rabbit Hill Road, a collector level road, and can support the
traffic that may be generated by the uses anticipated in the BP District.
Staff Recommendation
Staff recommends approval of the applicant’s zoning request based on the above-mentioned
findings.
Public Comments
As required by the Unified Development Code, all property owners within a 200 foot radius of
the subject property that are located within City limits were notified of the rezoning application
(2 notices mailed), a legal notice advertising the public hearing was placed in the Sun Newspaper
(October 16, 2016) and two signs were posted on-site. To date, staff has not received any written
or verbal comments in support or against the zoning request.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Zoning Map
Exhibit 4 – BP District Development Standards and Permitted Land Uses
Page 44 of 88
§¨¦35
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Page 45 of 88
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Exhi bit #2
REZ-20 16 -02 6
Legend
Thoroughfare
Future Land Use
Institutional
Regi onal Commercial
Community Commerc ial
Em ployment Center
Low Dens ity Residential
Mining
Mix ed Us e Community
Mix ed Us e Neighborhood Center
Moderate Density Residential
Open Space
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Ag / Rural Residential
Ex isting Collector
Ex isting Freeway
Ex isting Major Arterial
Ex isting Minor Arterial
Ex isting Ramp
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Pr oposed Freeway
Pr opsed Frontage Road
Pr oposed Major Arterial
Pr oposed Minor Arterial
Pr oposed Railroad
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Page 46 of 88
BL UE S P R I N G SBLVD
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Maximum Building Height = 60 feet Front Setback = 25 feet Bufferyard = 15 feet with plantings
Side Setback = 10 feet adjacent to AG, RE, RL, RS, TF, MH,
Side Setback to Residential = 20 ft TH, MF‐1, or MF‐2 districts
Rear Setback = 10 feet
Rear Setback to Residential = 25 ft
Allowed by Right Subject to Limitations Special Use Permit (SUP) Required
Emergency Services Station Upper Story Residential MF Detached Unity
Government/Post Office Home Based Business Boutique Hotel
Nature Preserve/Community Garden Trade/Business School Fuel Sales
Food Catering Services Day Care, Group/Commercial Car Wash
Home Health Care Services Church Warehouse/Distribution, Limited
Medical Complex Church with Columbarium
General Office Neighborhood Public Park
Integrated Office Center Hotel (Full/Limited Service)
Data Center Hotel Extended Stay
Small Engine Repair Restaurant, General/Drive Through
Commercial Document Storage General Retail
Event Catering/Equipment Rental Personal Services
Furniture Repair/Upholstery Dry Cleaning, Drop off Only
Office Showroom Printing/Mailing/Copy Services
Wholesale Showrooms Fitness Center
Parking Lot, Offsite/Commercial Heliport
Park‐n‐Ride Facility Seasonal Product Sales
Utilities (Minor, Intermediate, Major)Farmer's market, Temporary
Contractor Services, Limited Mobile/Outdoor Food Vendor
Movie Production Business Offices, Temporary
Printing/Publishing Concrete Products, Temporary
Office/Warehouse Construction Field Office
Research, Testing/Development Lab Construction Staging, Off‐site
Manufacturing, Processing, Assembly Parking Lot, Temporary
Limited Wireless Transmission
Facility (>40')
BUSINESS PARK (BP) DISTRICT
District Development Standards
Specific Uses Allowed within the District
Page 49 of 88
City of Georgetown, Texas
Planning and Zoning
November 1, 2016
SUBJECT:
Public Hearing and p o s s ib le ac tion on a reques t to Rezone Lo t 1, Bloc k F, Summit at Rivery Park
Phas es 5 & 6, loc ated at 1101 Wo o d lawn Avenue to amend the Summit at R ivery P ark Planned Unit
Develo p ment (PUD) Dis trict. (REZ-2016--027, S herato n Geo rgeto wn) Valerie Kreger, AICP, P rinc ip al
Planner
ITEM SUMMARY:
Background:
The ap p licant is req ues ting an amendment to the Summit at Rivery Park PUD to alter the signage
regulations spec ifically applic able to the mo nument sign fo r the Sheraton at Georgeto wn Ho tel and
Conferenc e Center. The current signage s tand ard s within the PUD’s Development Plan allo w fo r s ix
frees tand ing mo nument s igns within the o verall S ummit d evelopment with a maximum height of 8 feet eac h
and maximum of 48 s q uare feet p er s ign fac e. The p ro p o s ed language would allow one ad d itional
mo nument s ign spec ifically o n the hotel s ite with a maximum height o f 12 feet, maximum width of 6 feet,
and maximum s ign fac e of 58 square feet (eac h).
The req uested amendment d o es no t p ro p o s e any changes to the land us es or other d evelopment s tand ards
that would affect any s ep arate agreement assoc iated with the Summit at Rivery P ark d evelopment. This is
the fifth amend ment to the Summit at Rivery P ark PUD s inc e its original approval in 2007.
Public Comment:
To date, s taff has received no written pub lic c o mments , altho ugh staff has received numero us p hone
inquiries .
Staff Recommendation:
Staff rec o mmend s approval of the reques t to amend the Summit at Rivery P ark PUD.
FINANCIAL IMPACT:
None studied at this time.
SUBMITTED BY:
Valerie Kreger, AICP, Principal Planner, and S o fia Nels o n, CNU-A, Planning Direc tor
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Attachments 1-3 - Location, Future Land Use, and Zoning Maps Backup Material
PUD Development Plan Exhibit
Page 50 of 88
Georgetown Planning Department Staff Report
Summit at Rivery Park PUD, 5th Amendment Page 1 of 5
Report Date: October 27, 2016
File No: REZ-2016-027
Project Planner: Valerie Kreger, AICP, Principal Planner
Item Details
Project Name: Summit at Rivery Park PUD, 5th
Amendment
Location: 1101 Woodlawn Ave.
Acreage: 4.2 acres
Zoning: Planned Unit Development (PUD)
Applicant’s Request
The applicant is requesting an amendment to the Summit at Rivery Park PUD to alter the signage
regulations specifically applicable to the monument sign for the Sheraton at Georgetown Hotel and
Conference Center. The current signage standards within the PUD’s Development Plan allow for
six freestanding monument signs within the overall Summit development with a maximum height
of 8 feet each and maximum of 48 square feet per sign face. The proposed language would allow
one additional monument sign specifically on the hotel site with a maximum height of 12 feet,
maximum width of 6 feet, and maximum sign face of 58 square feet (each).
The requested amendment does not propose any changes to the land uses or other development
standards that would affect any separate agreement associated with the Summit at Rivery Park
development. This is the fifth amendment to the Summit at Rivery Park PUD since its original
approval in 2007.
Site Information
Physical Characteristics:
The 4.2-acre property is located on the east side of Woodlawn Boulevard, just north of IH 35,
backing up to Rivery Park. The property is developed with the Sheraton at Georgetown Hotel and
Convention Center and parking garage. The property drops in elevation on the east side towards
Rivery Park and the North Fork San Gabriel River.
Surrounding Properties:
The properties adjacent to this site include Rivery Park, the Rivery Park Apartments and two
commercial lots – one currently under construction – that are also part of the Summit at Rivery Park
PUD.
Page 51 of 88
Planning Department Staff Report
Summit at Rivery Park PUD, 5th Amendment Page 2 of 5
The surrounding zoning, existing uses and future land uses include:
Property History
The property was annexed into the City limits in 1986 and was part of the original Rivery Concept
Plan and was later included in The Rivery Park Development agreement executed in 2002. In
December 2007, the property was rezoned from C-3 to PUD and made part of a Tax Increment
Reinvestment Zone (TIRZ). The PUD was amended in September 2010, November 2011, September
2012 and December 2013. Additionally, several agreements were approved in December 2013
including a GEDCO Performance Agreement, a GTEC Performance Agreement, a Tax Increment
Financing (TIF) Agreement, a Master Development Agreement, and a Joint Use, Access and Lease
Agreement, related to construction and financing of the conference center, parking garage, and
public infrastructure needed to support the development.
Location Zoning Future Land Use Existing Use
North Summit at Rivery Park PUD Regional Commercial Undeveloped (future Brownstones)
South Summit at Rivery Park PUD Regional Commercial Rivery Park Apartments
East C-3, General Commercial Open Space Rivery Park
West Summit at Rivery Park PUD Regional Commercial Developing/ undeveloped
commercial lots
Page 52 of 88
Planning Department Staff Report
Summit at Rivery Park PUD, 5th Amendment Page 3 of 5
2030 Comprehensive Plan
The 2030 Plan land use designation is Regional Commercial, which supports uses that draw a
regional market, such as major shopping centers, tourist attractions and supporting
accommodations that rely on convenient access from major highways. The 2030 Plan Growth Tier
Map designation is Tier 1A, which is the portion of the City where infrastructure systems are in
place, or can be economically provided, and where the bulk of the City’s growth should be guided
over the near term.
Zoning District
The PUD, Planned Unit Development District, is intended to allow flexibility in planning and
designing for unique or environmentally sensitive properties, which are to be developed in
accordance with a common development scheme or planned associations of uses. PUD zoning is
designed to accommodate various types of development, including a combination or mix of uses.
The PUD zoning district may also provide for variations from the standard UDC requirements
allowing for creation of a unique product. The C-3 base district is a regional commercial zoning
district that is intended for major thoroughfares and intersections. The C-3 District is the most
expansive commercial district in the UDC, allowing uses such as retail, office, restaurants, hotels,
and apartments, among others.
Utilities
Electric, water, and wastewater for this development are served by the City of Georgetown. The
requested PUD amendment will not result in an increase in the demand for utilities at this site.
Transportation
Access to the hotel is taken from Woodlawn Avenue, Hintz Road, as well as a public access
easement along the property’s southern boundary. A review of traffic impacts was not deemed
necessary with this application due to the limited nature of the requested changes to the Summit at
Rivery Park PUD.
Staff Analysis
The Sheraton at Georgetown is a 7-story 221 room hotel with a conference center and parking
garage. The UDC’s signage regulations allow for a 6-foot 48 square foot sign, which is appropriate
in most situations since the maximum building height of any of the standard zoning districts is 60
feet (generally 5 stories). The adopted Summit at Rivery Park PUD provides for a 2-foot increase in
sign height while maintaining the 48 square foot sign face as a standard for all the monument signs
throughout the development, regardless of building size. Staff finds that with the increased height
and size of the hotel, the increased sign height and size is proportional and appropriate.
The proposed PUD revision is limited to signage which does not change the overall scope of the
project as currently allowed within the PUD and therefore does not change the development’s
conformance with the 2030 Plan and intent of the Future Land Use designation. Additionally, the
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Planning Department Staff Report
Summit at Rivery Park PUD, 5th Amendment Page 4 of 5
revision does not affect any of the agreements between the City and the developer related to
development of the hotel, conference center, parking garage, public infrastructure and related uses.
UDC Section 3.06.030 establishes the following criteria for zoning changes:
The application is complete and the
information contained within the application
is sufficient and correct enough to allow
adequate review and final action
This application was reviewed by staff and
deemed to be complete.
The zoning change is consistent with the
Comprehensive Plan
The PUD amendment does not change the
zoning’s consistency with the 2030 Plan.
The zoning change promotes the health,
safety or general welfare of the City and the
safe orderly, and healthful development of
the City
The amendment facilitates appropriate
development standards for this project and
therefore the orderly and healthful development
of the City.
The zoning change is compatible with the
present zoning and conforming uses of
nearby property and with the character of the
neighborhood
The amendment is compatible with the overall
vision and character of the Summit at Rivery
Park PUD.
The property to be rezoned is suitable for
uses permitted by the District that would be
applied by the proposed amendment.
The amendment does not propose to alter any of
the uses currently permitted by the PUD.
Findings
Based on all the information presented, staff has made the following findings:
1. The signage amendment does not change the PUD’s consistency with the 2030 Plan’s Regional
Commercial land use category.
2. The increased sign height and size is proportional and appropriate to the 7-story hotel and the
development character of the Summit at Rivery Park PUD.
3. The revision does not affect any of the agreements related to development of the hotel,
conference center, parking garage, public infrastructure and related uses.
Staff Recommendation
Staff is recommending approval of the application based on the above findings.
Public Comments
Public notice was mailed to property owners of 61 properties either within the overall boundaries of
the Summit at Rivery PUD or within 200 feet of the property subject to the PUD amendment. Public
notice was posted in the Sun newspaper on October 16, 2016, and signs were placed on site. There
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Planning Department Staff Report
Summit at Rivery Park PUD, 5th Amendment Page 5 of 5
have been no written public comments received at the time of this report, although staff has
received numerous phone inquiries.
Attachments
Exhibit 1 – Location Map
Exhibit 2 – Future Land Use Map
Exhibit 3 – Zoning Map
Exhibit A – Development Plan
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Zoning Information
REZ-2016-027
Exhibit #3
Coordinate System:
Texas State Plane/Central Zone/NAD 83/US Feet
Cartographic Data For General Planning Purposes Only
Legend
Site
Parcels
City Limits
Georgetown ETJ
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MiPage 56 of 88
1
PLANNED UNIT DEVELOPMENT
FOR
THE SUMMIT AT RIVERY PARK
Modified August 25, 2016 for Signage
Amendment
1. DEFINITIONS
1.1 All definitions referenced in the Unified Development Code of the City of
Georgetown, Ordinance No. 2003-15, as subsequently amended and codified in Title 17
of Georgetown Code of Ordinances (the “Code”), shall apply to interpretation of the
terms of this Planned Unit Development for the Summit at Rivery Park (this “PUD”).
Any terms not defined in this Development Plan shall be construed by applying the
Random House Webster’s Unabridged Dictionary, subject to the approval of such
interpretation by the director of Planning and Development Services of the City of
Georgetown.
2. PROPERTY
2.1 This PUD applies to approximately 31.94 acres of land located within the
jurisdictional limits of the City of Georgetown, Texas described by metes and bounds and
by plat (for the portions platted) on Exhibit “A” and herein defined as the “Property.”
3. APPROVAL CRITERIA
3.1 This PUD modification has been initiated by the Director pursuant to the
Memorandum of Understanding between the City and Novak Brothers LLC and Hines
Interests Limited Partnership dated May 14, 2013, as amended, and Section 3.06.020.A.4
of the Code. This PUD is intended to conform to the approval criteria of Sections
3.06.030 and 3.06.040 of the Code. Section 3.06.030 of the Code provides that the
following criteria shall be considered by City Council for zoning changes:
(a) The application is complete and the information contained within the
application is sufficient and correct enough to allow adequate review and final
action;
(b) The zoning change is consistent with the Comprehensive Plan;
(c) The zoning change promotes the health, safety, or general welfare of the City
and the safe, orderly, and healthful development of the City;
(d) The zoning change is compatible with the present zoning and conforming uses
of nearby property and with the character of the neighborhood; and
(e) The property to be rezoned is suitable for uses permitted by the District that
would be applied by the proposed amendment.
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2
Section 3.06.040 of the Code provides that, in addition of consideration of the foregoing
criteria of Section 3.06.030, the following applicable criteria shall be considered by City
Council for approving this PUD:
(a) An orderly and creative arrangement of all land uses with respect to each
other and to the entire community;
(b) A planned and integrated comprehensive transportation system providing for a
separation of pedestrian and vehicular traffic, to include facilities such as
roadways, bicycle ways and pedestrian walkways;
(c) The provisions of cultural or recreational facilities for all segments of the
community;
(d) The location of general building envelopes to take maximum advantage of the
natural and manmade environment; and
(e) The staging of development in a manner which can be accommodated by the
timely provision of public utilities, facilities and services.
4. DEVELOPMENT ZONES
4.1 General. For the purposes of this PUD, the Property is divided into five (5)
Development Zones as shown on Exhibit “B”, being Zone A, Zones B1, B2, and B3,
and Zone C.
4.2 Zone A. Zone A consists of approximately 8.190 acres of land described as
Block H of Phase 5 of The Summit at Rivery Park Preliminary Plat, shown on Exhibit
“B”. Zone A consists of the southern one-third of the land comprising the Property and is
the development zone closest in proximity to Interstate 35. Zone A is separated from the
remainder of the land comprising the Property by the proposed new Woodlawn and
Hershey Avenues. Zone A shall be designed and developed for multifamily residential
development. A site plan for the multifamily residential development was submitted on
09/27/2013 (SP-2013-022).
4.3 Zone B1. Zone B1 consists of approximately 4.196 acres of land described as
Block F of Phase 5 of The Summit at Rivery Park Preliminary Plat, shown on Exhibit
“B”. Zone B1 consists of the rear, central portion of the land comprising the Property
and is separated from Zone A by the existing access road and easement to Rivery Park
and is generally separated from Zone C by the proposed new Hintz Road. Zone B1 is
separated from Zones B2 and B3 by the proposed new Woodlawn Avenue. Zone B1
shall be designed and developed for a hotel with at least 221 rooms, a conference center
including a ballroom comprised of at least 16,000 square feet, and a multilevel above-
ground public parking garage containing at least 336 parking spaces. A site plan for the
Hotel/Conference Center/Parking Garage was submitted on 06/05/2013 (SP-2013-009).
4.4 Zone B2. Zone B2 consists of approximately 2.433 acres of land and is
generally depicted as Block E of Phase 5 of The Summit at Rivery Park Preliminary Plat,
shown on Exhibit “B.” Zone B2 is separated from Zone B1 by the proposed new
Woodlawn Avenue and Zone B3 by the proposed extension of Wolf Ranch Parkway and
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3
is generally separated from Zone C by the proposed new Hintz Road. Zone B2 shall be
designed and developed for mixed commercial use and associated surface parking.
4.5 Zone B3. Zone B3 consists of approximately 3.021 acres of land and is
generally depicted as Block G of Phase 5 of The Summit at Rivery Park Preliminary Plat,
shown on Exhibit “B.” Zone B3 is generally separated from Zones B1 by the proposed
new Woodlawn Avenue and Zone B2 by the proposed extension of Wolf Ranch Parkway
and is segmented from Zone A by the proposed new Woodlawn and Hershey Avenues.
Zone B3 shall be designed and developed for mixed commercial use and associated
surface parking.
4.6 Zone C. Zone C consists of approximately 11.0 acres of land and is generally
depicted as Phases 1-4 of the Brownstone at the Summit, and Block A of Phase 5 and
Phases 6-12 of The Summit at Rivery Park Preliminary Plat, shown on Exhibit “B”.
Zone C represents the northern remainder of land comprising the Property and is
generally described as the land north of Hintz Road to the eastern edge of the Property.
Zone C shall be designed and developed for Brownstone Single Family Residential
Development.
4.7 Site Layout. The Site Layout for the Property is also depicted in Exhibit
“B”, attached hereto and incorporated herein by reference for all purposes.
4.8 Final Site Plans. All Final Site Plans must substantially conform to the terms
and conditions of this PUD and, in all material respects, with the Site Layout attached
hereto as Exhibit “B”. Multiple Final Site Plans may be submitted for each Zone if
necessary to accommodate phased development of the Property. A site plan for the
Hotel/Conference Center/Parking Garage was submitted on 06/05/2013 (SP-2013-009).
A site plan for the Apartments was submitted on 09/27/2013 (SP-2013-022).
4.9 Building Height. As applied herein, “Building Height” shall be defined
according to Section 7.03.030(D) of the Code, except that individual residences within
the Brownstone residential development, as defined in Section 6 of this PUD, may
include rooftop shade structures, provided that such structures shall not occupy more than
thirty-three (33) percent of the area of the roof and must not be visible from the public
street in front of the residence. Heights of all Buildings to be designed and developed in
Zone C shall comply with building height limitations prescribed under Table 7.03.020
for the C-3 zoning designation, except that the individual residences within the
Brownstone residential development may exceed the limitations under Table 7.03.020 by
five (5) feet. Heights of all Buildings to be designed and developed in Zone A and Zones
B1, B2, and B3 may vary from and exceed building height limitations prescribed under
Table 7.03.020 of the Code, as follows:
(a) The Building Height for any Building in Zone A, save and except those
described in Paragraph 5.9(b) below, shall not exceed the greater of eight (8)
stories of vertical improvements or one hundred twenty (120) feet.
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(b) The Building Height for any Building situated in any zone designed primarily
as a free-standing restaurant will not exceed 45 feet, excluding architectural
enhancement subject to City approval.
(c) The Building Height for any Building in Zone B1 shall not exceed the greater
of fifteen (15) stories or two hundred twenty-five (225) feet.
(d) The Building Height for any Building in Zones B2 or B3 shall not exceed the
greater of fifteen (15) stories or two hundred twenty-five (225) feet.
4.10 Setbacks. Except for those improvements identified in Section 7 of this PUD
(relating to signage), all improvements designed and developed on the Property shall be
subject to a 25-foot perimeter setback, provided, however, that no setback requirements
shall be applicable to any common lot lines between any of the legal lots comprising the
Property, and improvements that encroach on such common lot lines may be designed
and developed under this PUD, provided that the same otherwise comply with the
requirements of this PUD and the Code. Pursuant to Sections 7.03.030(C)(4) and 16.02
of the Code, landscape features, outside gathering areas, walkways, swimming pools
adjacent to Rivery Park, walls, and minor utilities, shall be permitted within required
setback areas, provided that the same shall not encroach on a public utility easement
without a License to Encroach. To the extent defined under the Code, the improvements
consisting of these features will be included in impervious cover calculations.
4.11 Impervious Cover. Impervious cover shall not exceed seventy-five (75)
percent as applied to the aggregate sum of the building and improvement footprints
compared to the comprehensive area of land comprising the Property. Individual site
plans for the Property shall tabulate cumulative totals relative to impervious cover for the
Property. In no case shall a site plan be approved if it causes the impervious cover on the
comprehensive area of land comprising the Property to exceed seventy-five (75) percent.
5. APPLICABILITY OF CITY ORDINANCES
5.1 This PUD addresses certain zoning requirements applicable to all portions of
the Property. All design, development, and use criteria not specifically covered by this
PUD shall be subject to the applicable provisions of the Code. All design, development
and use of the Property shall conform to the PUD described herein and, unless
superseded, amended or controverted by the terms of this PUD, to a General Commercial
District (C-3), which is the zoning designation most similar to and compatible with the
design, development and use proposed for the Property.
5.2 The following uses shall be the only allowed uses of the Property:
(a) Zone A – Multi-family residential development;
(b) Zone B1 – Hotels and Conference/Event Centers, if in conformance with all
applicable provisions of this PUD and all written agreements between the
City and the owner of the Property in the PUD pertaining to same;
(c) Zones B2 and B3 –Limited Service Hotel and/or residential uses, if located
on the second floor or above (prohibited on the ground floor);
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(d) Zone C – Brownstone Residential Development, if in conformance with
Section 6 of this PUD;
(e) Notwithstanding the foregoing, in addition to the uses set forth and permitted
in (a)-(d) above, any Zone can include the following allowable uses–
(1) Restaurant (no drive-thru);
(2) Bar, tavern or pub;
(3) General office (upper-story only);
(4) General retail;
(5) Personal services; and
(6) Parking garages.
All other uses are prohibited. In addition, tax-exempt uses are prohibited in every Zone
on the Property.
6. BROWNSTONE SINGLE FAMILY RESIDENTIAL
6.1 General. Zone C may be developed with Brownstone single family
dwellings. The Brownstones are single family dwellings with shared walls on one or
more sides situated on separate, legally platted lots. Home-based businesses as an
accessory use as defined in Section 5.02.020.E of the Code are permitted in Brownstones.
6.2 Dwelling Size and Number, Setbacks, Lot Dimensions. Brownstones are
zero lot line single family dwellings with no required front, rear or side setbacks.
Brownstones
Maximum Number of Dwellings
Connected on One or More Sides,
constituting a block of individually platted
homes 6
Lot & Dwelling Width, minimum 18 feet
Lot & Dwelling Depth, minimum 40 feet
Height, maximum 50 feet
Dwelling Size, minimum 1700 square feet
6.3 Design Standards. Brownstones shall contain variation through articulation
of front façades, using different building materials, colors, entries and window design.
Garages for two vehicles per dwelling will be accessed from Brownstone Alleys or
Brownstone Streets. Rooftop outdoor living areas are expressly permitted. A schematic
presentation of Brownstone lots and design is shown in Exhibit “D”.
6.4 Site Plans. Individual Site Plans for the brownstone lots within Zone C shall
not require Site Plan review and shall be reviewed following the Building Permit review
process for single-family residential properties, provided that the buildings conform to
the building configurations approved in administrative exception AE-2011-007 on file at
the Georgetown Planning Department, and provided that a Site Plan will be required and
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6
reviewed for all other properties and open space lots within Zone C. The site plan
approval for an open space lot shall be required prior to the approval of the building plan
for the adjacent brownstone lot. Any final Site Plan must also conform in all material
respects to the Site Layout, all applicable Exhibits, and this PUD document.
7. MASTER SIGN PLAN
7.1 A comprehensive signage plan for the development of the Property (the
“Master Sign Plan”) shall be required. The Master Sign Plan serves to implement signs
uniformly as a means of clear visual communication, and is intended to cause the designs
of any signs on the Property to be complementary to the natural environment, and to
improve pedestrian and vehicular safety. Signs may only convey the name of the
businesses and the products or services offered within the Property, provided, however,
that temporary construction signs, signs advertising portions of the Property for sale or
lease, and temporary signs announcing special events on any portion of the Property shall
be permitted. Monument signs, walls, fencing, architectural features, as well as sign
design and lettering, along the public right-of-way adjoining the Property will be
homogenous and will consist of a standard design to ensure that the comprehensive
signage for the Property does not dominate the streetscape. All signs shall be constructed
of materials and colors compatible with those utilized on the Buildings’ facades so as to
blend into the environment and the development scheme of the Property in general.
Billboard signs shall not be erected on the Property.
7.2 The Master Sign Plan shall be submitted to the City for approval by the
Building Official prior to and as a condition for final approval of any site plan for any
part of the Property. Signage designed, developed or constructed within the Property shall
comply with the approved Master Sign Plan.
7.3 Up to six (6) Monument Signs may be designed, developed and constructed
along the public right-of-way of the Property, and may be located along the Property’s
boundaries in direct proximity of the planned entrances to the Property. Monument Signs
shall not be subject to a 25-foot setback from the public right-of way, shall be limited to
eight (8) feet in Building Height with a maximum of forty-eight (48) square feet for each
of the two (2) permitted sign faces per Monument Sign, and will be installed in such
areas as to maximize the public safety of owners, tenants, and invitees of and to the
Property, and to enhance the efficiency of vehicular and pedestrian traffic to and from the
Property. Monument Signs shall comply with minimum setbacks prescribed in Table
10.06.010 of the Code.
7.4 Low-Profile Signs may be used in lieu of Monument Signs. Low-Profile Signs
must not exceed ten (10) feet in Building Height and are otherwise subject to the same
limitations applicable to Monument Signs. Low-Profile Signs shall not be subject to a 25-
foot setback from the public right-of way. Low-Profile Signs shall comply with minimum
setbacks prescribed in Table 10.06.010 of the Code.
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7.5 As the Property represents an integrated and comprehensive mixed use
development which is distinct from adjoining developments, architectural features, walls
or fencing, not to exceed ten (10) feet in height, may be used at one or more entries
fronting Rivery Boulevard to delineate the development and to display the development
name and logo. The name of the development and its logo may be used on entry
improvements in lieu of Monument Signs, providing that individual business names or
logos shall not allowed on any entrance improvements. The maximum area of lettering
attached to the architectural features, walls or fencing shall not exceed 48 square feet on
each side of the entry. In order to tie the Property together, similar architectural features,
walls or fencing may be used along Rivery Boulevard, providing such features do not
obstruct vehicular view corridors and do not exceed height requirements prescribed in
Section 7.05.010 of the Code. The variance between the maximum heights allowed for
entry improvements and the architectural features, walls or fencing along Rivery
Boulevard may be achieved by graduating the height between the two maximum heights.
The development logo, without the development name, may be used on architectural
features, walls or fencing along Rivery Boulevard as a design feature and not be
considered signage. Architectural features, walls or fencing, and the attached signage at
entries, shall not be subject to a 25-foot setback from the public right-of way and shall be
included in the Master Sign Plan.
7.6 Internal Directional Signs and Wayfinding Signs of similar design and colors
are allowed throughout the Property and shall be permitted in addition to the Property’s
signs along the public right-of-way. Directional Signs shall conform to the specifications
set forth in Section 10.03.020 of the Code. Wayfinding Signs which are of a style and
size as Municipal Wayfinding Signs may include the names of businesses located on the
Property. The number of Internal Directional and Wayfinding Signs will not exceed what
is sufficient to provide safe and efficient use of the Property. Directional, wayfinding, and
information signage for the public parking garage located in Zone B1 shall be as required
by the City in its sole discretion.
7.7 In general, Electronic Message Centers and unshielded Neon Signs shall not
be permitted to be designed, developed or constructed on the Property; provided,
however, that a maximum of three (3) Electronic Message Centers may be allowed in
outdoor public areas internal to the Property provided that the same are not visible from
the public right-of-way on Rivery Boulevard and the same otherwise do not impair the
safety or wellbeing of the public or any owner, tenant, or invitee of any portion of the
Property; and provided further that encased Neon Signs shall be permitted on restaurant
building facades provided the same are situated at least one hundred feet (100’) from the
public right-of-way on Rivery Boulevard. Electronic Message Centers will be situated so
as not to be disruptive to internal vehicular traffic and will principally be used to inform
visitors to the Property of activities, events or festivals planned or occurring throughout
the community.
7.8 The Hotel, Conference Center, public Parking Garage and Buildings in Zones
A, B1, B2, and B3 may be accessed by several proposed driveways from Rivery
Boulevard and pedestrian access ways from Rivery Park. Wall signs based upon each
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Building’s primary entrance and Building Façade as defined by Section 16.02 shall be
expressly permitted under this PUD pursuant to Section 10.06.030(C) of the Code. Under
this PUD, one wall sign secured to the top level of each of the respective Buildings which
can be viewed from each view corridor is expressly permitted for the proposed hotel,
conference center, and Buildings in Zones A, B1, B2, and B3. The proposed hotel is
subject to three (3) view corridors, and therefore a maximum of three (3) wall signs shall
be permitted on these improvements. The Buildings situated near the Property’s southerly
and easterly boundary lines are subject to two (2) view corridors, and therefore a
maximum of two (2) wall signs shall be permitted on these improvements. Wall signs
will also be allowed on the parking garages in Zones A, B1, B2, and B3. Specifications
for these signs will not exceed those outlined in Section 10.06.030(C)(1) and Table
10.06.010 of the Code, and shall otherwise remain subject to the specifications set forth
in the finally approved Master Sign Plan.
7.9 In addition to the six (6) Monument Signs allowed in Section 7.3 along the
Property’s boundaries and at the entrances to the Property from the Rivery Boulevard,
one (1) additional Monument Sign shall be allowed in front of the Hotel and Conference
Center to enhance the efficiency of the vehicular and pedestrian traffic as they approach
the main entrance to the Hotel and Conference Center. This one Monument Sign shall be
located in the landscaped island located in front of the Hotel and public Parking Garage.
The sign shall be limited to twelve feet (12’-0”) in height and six feet (6’-0”) in width
with a maximum sign area of 58 square feet for each of the two (2) permitted sign faces.
8. STORM WATER DRAINAGE MAP, WATER QUALITY, AND GREY
WATER
8.1 Storm Water Detention. The natural flow of storm water drains across the
Property from the south and southwest to the North Fork of the San Gabriel River or to
natural drainage channels that discharge to said river. Detention structures are typically
required to mitigate the increase in storm water runoff associated with any increase in
impervious cover resulting from development; however, due the Property’s location
adjacent to the San Gabriel River, detention structures are not required as any increase in
runoff will not impact any property or structures downstream of the Property. A
comparison of the developed runoff hydrograph of the Property to the pre-development
hydrograph of the Property and to the river hydrograph must show that the development
of the Property, in accordance with this PUD and the Code, will not impact structures and
properties adjacent to the Property or properties downstream of the river.
Storm water runoff from the developed area of Zones B1, B2, B3, and C will discharge
from the site via overland and/or conveyance through the existing natural channels. The
existing natural channels are primarily rock lined with sporadic natural shrubbery.
Necessary drainage measures will be implemented to minimize degradation to the
vegetation within the natural channels caused by any increased runoff during normal
rainfall events. These measures may include providing detention to mitigate increases in
runoff for the one-year and two-year occurrence intervals.
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Two existing storm sewer lines traverse the Property from Rivery Boulevard to natural
drainage channels that convey storm water to the existing water quality pond. These
storm sewer lines were constructed as part of The Rivery Phase One Construction Plans
by Urban Design Group as approved on June 4, 2002. The construction plans for the
existing storm sewer lines do not indicate any storm sewer inlets to serve the Property.
Additional engineering calculations shall be required as part of any site plan review
process to determine if adequate capacity exists in the storm sewer lines to serve the
Property. The existing topography appears to allow for direct discharge into the adjacent
natural drainage channels that lead to the existing water quality pond.
8.2 Water Quality. The Property is located within the Edwards Aquifer Recharge
Zone according to the TCEQ USGS Quad Map. The Property must comply with the
requirements of Chapter 11 of the Code and the Edwards Aquifer Rules of the Texas
Commission on Environmental Quality (TCEQ).
Zone A and the eastern 4.29 acres of the combined Zones B1, B2, and B3 contribute
to the existing adjacent water quality pond maintained by the City. The existing wet
pond is approved and regulated by TCEQ Edwards Aquifer Rules. All areas
contributing to the existing water quality pond shall comply with the approved Water
Pollution Abatement Plan (WPAP) as amended. However, the pond can be modified
to serve a more intense development and/or capture additional areas of the Property,
provided that any expansion is approved by the City’s Parks & Recreation Director
and meets TCEQ Edwards Aquifer Rules. Pond modifications cannot diminish access
to Rivery Park amenities, and existing amenities must be restored or improved
following pond modifications.
The remaining tracts of land in Zones B1, B2, B3, and C will require water quality
controls in accordance with the TCEQ Edwards Aquifer Rules. The water quality
controls may be accomplished by:
(a) Natural vegetative filter strips or one (1) additional wet water quality pond
located within the City’s property known as Rivery Park – In order for
natural vegetative filter strips or one (1) additional wet water quality pond
to be viable and approved by the City, plans and analysis will have to be
completed to ensure that utilizing the existing park area will: (i) not cause
additional erosion within Rivery Park; (ii) not adversely impact the
existing natural vegetation (grasses, brush, or trees) within Rivery Park;
(iii) meet the minimum requirements established by TCEQ for vegetative
filter strips.
(b) Sedimentation/filtration or other TCEQ approved controls or by natural
vegetative filter strip located within the City’s adjacent water quality pond
located adjacent to the Rivery Boulevard Bridge – The existing water
quality pond will have to be enlarged to accommodate any additional
contributing area in accordance with the requirements of TCEQ and the
City engineer. In order for this option to be viable and approved by the
City, plans and analysis will have to be completed to ensure that utilizing
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the City’s existing water quality pond along Rivery Boulevard will: (i) not
cause additional erosion within Rivery Park; (ii) not adversely impact the
existing natural vegetation (grasses, brush, or trees) within Rivery Park;
and (iii) meet the minimum requirements established by TCEQ.
(c) On-site water quality controls meeting the minimum requirements
established by the TCEQ Edwards Aquifer rules – In order for this option
to be viable and approved by the City, plans and analysis will have to be
completed to ensure that utilizing on-site water quality controls will: (i)
not cause additional erosion within Rivery Park; (ii) not adversely impact
the existing natural vegetation (grasses, brush, or trees) within Rivery
Park; and (iii) meet the minimum requirements established by TCEQ for
vegetative filter strips.
(d) A combination of two or more of the items above may be utilized to
accomplish the required water quality requirements.
All water quality control methods, location, and scale are subject to approval by the
City by and through its City Engineer.
8.3 Grey Water Line. In the event that any owner of the Property intends to use or
access the City’s grey water line in the future, an agreement between the developer and
the City of Georgetown regarding access, use and easements will be necessary to enable
the developer to access the City’s grey water line, which runs along the bank of the North
Fork of the San Gabriel River and which is located in the City’s property known as
Rivery Park, for the purposes of irrigation in Rivery Park and on the Property and for
other uses as available, permitted, and agreed to by the City of Georgetown. In the event
that connection occurs, connection to the City’s grey water line will be positioned along
the Property’s most northern boundary so as to be least disruption to parkland on the east,
unless otherwise approved by the Development Engineer.
9. ENVIRONMENTAL PROTECTION
9.1 Development on the Property shall comply with all environmental protection
standards detailed in Chapter 11 of the Code, except as otherwise specified in this PUD.
10. ROADWAY INFRASTRUCTURE
10.1 The Property has approximately 2,020 feet of frontage along Rivery
Boulevard, a divided arterial roadway. Rivery Boulevard has five (5) existing median
cuts adjacent to the Property. Existing median cuts are as follows:
(a) At the southwestern most corner of the Property, with an accompanying curb
cut and public access road to Lot 1-1, Block A, of the Replat of Rivery Park,
Lot 1, Block A, and Lot 1-2, Block A, of the Replat of Rivery Park, Lots 1-2
and 1-3, Block A;
(b) At the southwest corner of Lot 1, Block A, of Rivery Park II subdivision, with
no accompanying curb cut;
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(c) At the proposed new Hershey Avenue as depicted on The Summit at Rivery
Park Preliminary Plat, also being the existing curb cut and public access road
to Rivery Park;
(d) At the proposed extension of Wolf Ranch Parkway as depicted on The
Summit at Rivery Park Preliminary Plat; and
(e) At the proposed new Hintz Road as depicted on The Summit at Rivery Park
Preliminary Plat.
10.2 The City of Georgetown transportation criteria require that a driveway on a
divided arterial be separated by a minimum of 305 feet based upon the posted speed limit
of 40 miles per hour, unless a waiver is approved by the City Engineer. No additional
median cuts or alterations are proposed for this PUD. Curb cuts with internal driveways
to access the Property will be utilized at each of the existing median cuts. Subject to a
field study according to Section 3 of Chapter 2 of the TxDOT Design Manual showing
stopping sight distances and attached as Exhibit “E”.
10.3 A Traffic Impact Analysis dated November 5, 2013 has been performed for
this PUD. The Traffic Impact Analysis was not required by the existing PUD as amended
and restated hereby. Nothing in this PUD shall require the owner of the Property to
implement the Traffic Impact Analysis prior to development of the Property.
10.4 Driveway widths at all entries to the Property shall comply with Section 12.04
of the Code.
11. INTERNAL PEDESTRIAN & VEHICULAR CIRCULATION
11.1 The improvements within this PUD will be designed to maximize pedestrian
and vehicular circulation within the Property, and all of the existing median and curb cuts
will be integrated therein for ingress and egress from and to the Property. Construction of
(i) two (2) additional curb cuts at existing median cuts along Rivery Boulevard in
accordance with the Code; and (ii) one (1) additional curb cut without a corresponding
median cut shall be permitted under this PUD to provide ingress and egress to and from
the Property. The location of the additional curb cut described in (ii) above shall be
subject to a field study according to Section 3 of Chapter 2 of the TxDOT Design and to
approval by the City Engineer.
This PUD will include pedestrian and vehicular circulation plans designed to provide
access to all areas within Zone A, Zones B1, B2, and B3, and Zone C, and will
incorporate homogenous design features for all Buildings and other improvements and
appurtenances within the Property, and to provide reciprocal access between the Property
and the City’s contiguous property known as Rivery Park. All designs for internal
pedestrian and vehicular circulation shall comply with the Americans With Disabilities
Act, as amended, and the Texas Accessibility Standards as codified in the Texas
Architectural Barriers Act, Article 9102, Texas Revised Civil Statutes, as amended.
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11.2 After final approval of this PUD, the general alignment of proposed internal
pedestrian and vehicular circulation may be modified from that shown in Exhibit “B” to
accommodate Building locations on the approved site plan(s) and for the protection of
trees and fire safety requirements. It is the intent of this PUD that vehicular streets
internal to the Property be considered as public streets. Design Details for public streets
on the Property are depicted in Exhibit “C”, which is attached hereto and incorporated
herein as part of this PUD. Public streets within the Property shall be designated as
Mixed Use Streets, Brownstone Streets, and Brownstone Alleys.
11.3 The horizontal and vertical curves in the Brownstone Streets and the
Brownstone Alleys in Zone C shall be designed and posted for 20 miles per hour.
11.4 Utility depth in the Brownstone Streets cannot exceed ten (10) feet. Street
trees will be planted in a manner which prevents root growth from interfering with
underground utilities, sidewalks and curbs or other public infrastructure. Locations for
street trees and utilities will be specified in plats and construction plans.
11.5 The Brownstone Alleys shall be maintained at no cost to the City.
11.6 Fire-rated vehicular access will be provided on at least two sides of the multi-
story hotel(s). Alternate materials, such as grasscrete, may be used to provide access.
11.7 Individual site plans may utilize traffic calming methods in all Zones of the
Property to slow traffic and to ensure pedestrian safety.
11.8 Planned pedestrian walkways on the Property will feature outdoor amenity
areas and will be designed to connect to amenities located in the City’s property known
as Rivery Park. Pedestrian access between Rivery Park and the Property is planned via at
least two outdoor amenity areas. Pedestrian access must also be provided from Rivery
Park to the public parking garage.
11.9 Vehicular access between the Property and Rivery Park will be maintained at
all times via a roadway which will connect to a parking area in Rivery Park. The park
access road may be relocated to the south side of the Property, providing that any
relocation include a parking area with the same or an additional number of parking spaces
as the existing parking area in Rivery Park. The park access road will be well marked for
the public and noted by signage located on the Property’s perimeter and adjacent to
Rivery Boulevard.
12. PARKING REQUIREMENTS
12.1 In Zone A, the parking shall comply with off-street parking and guest parking
requirements for household living as prescribed in Table 9.02.030(A) of the Code.
Parking requirements may be reduced if a Parking Study justifying the reduction is
submitted with the Site Plan and approved by City Council.
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12.2 A Rivery Hotel and Conference Center Parking Analysis was presented to the
City Council on August 13, 2013 (the “Parking Analysis”) for Zone B; therefore, the
following parking requirements shall apply in Zone B:
Zone B1:
Pursuant to the Rivery Hotel and Conference Center Parking Analysis presented
to the City Council on August 13, 2013 (the “Parking Analysis”), a minimum of
336 parking spaces must be provided in a multilevel above-ground public Parking
Garage located in Zone B1. An additional 27 parking spaces must also be
provided to serve the uses in Zone B1, but may be provided as surface parking
spaces in Zones B1, B2 or B3. Any additional off-site parking (over and above the
minimum number of on-site parking spaces required in Zone B1), must comply
with Section 9.02.050(B) of the Code.
Zones B2 and B3:
At least 445 parking spaces, plus any portion of the 27 surface parking spaces that
are not located in Zone B1, must be in Zones B2 and B3. These spaces can be
surface parking lot spaces or spaces in a parking garage; provided however, that
the public Parking Garage servicing Zone B1 cannot be used to satisfy the
requirement to provide parking spaces in Zones B2 and B3. Parking requirements
may be reduced within Zones B2 and B3 by up to twenty percent (20%), if an
updated Parking Analysis justifying the reduction is presented to and approved by
City Council.
12.3 In Zone C, the Brownstone residential development, as defined in Section 6
of this PUD, parking shall comply with off-street parking and guest parking requirements
for household living as prescribed in Table 9.02.030(A) of the Code.
12.4 Parking space dimensions for off-street parking in all Zones shall meet
dimensions prescribed in Section 9.03.020 of the Code, except that drive aisle widths
within a multi-level parking structure may be reduced to 24-feet.
13. LANDSCAPING, PRIVATE OPEN SPACE, COMMON RECREATION
AREA & OUTDOOR AMENITY AREAS
13.1 Landscape Areas. Landscape requirements for this PUD shall meet all
applicable requirements in Chapter 8 of the Code, unless otherwise stated. Bufferyards do
not apply to this Property pursuant to Section 8.04.060 of the Code. The non-residential
landscaping requirements of Chapter 8 of the UDC shall be applied to the Property.
Individual site plans for the Property shall tabulate cumulative totals relative to
landscaping for the Property. Street landscaping on the public streets within the Property
shall fall under the landscape requirements for A and B Streets and for Alleys under the
Zoning Regulations for Mixed Use Zoning Districts in order to accommodate the
intended density of this PUD’s mixed use development.
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13.2 Landscaping for individual brownstone lots shall be addressed on the site plan
surrounding the lot and shall not be required on the individual lot.
13.3 Maintenance. The outdoor amenity areas, private open space, common
recreation areas, sidewalks, trees, landscaping and irrigation in the rights of way and on
the Property must be maintained at no cost to the City.
13.4 Private Open Space. For brownstone lots in Zone C, Private Open Space
requirements outlined in Section 6.03.070(C)(3) of the Code shall be met by private
rooftop decks on each unit.
13.5 Common Recreation Area. For brownstone development in Zone C, Common
Recreation Area requirements outlined in Section 6.06.020 of the Code shall be met by a
series of pocket parks internal to Zone C. Pocket parks will include trails and landscaped
sitting areas and may include picnic areas or game court areas. In total, these pocket
parks and Amenity Area “1” as detailed in Section 13.6(a) of this PUD shall satisfy
requirements for Common Recreation Area in Zone C by meeting the combined total for
square feet required per dwelling. These areas shall be reviewed and constructed in
conjunction with the adjacent site plan. Common Recreation Area for any stand-alone
multifamily development shall be addressed with the site plan review for that
development.
13.6 Amenity Areas. The amenity areas within the Property shall be designed so as
to complement and not conflict with the natural environment of the Property. The
Property shall contain at least three (3) Amenity Areas. Each of these areas will
incorporate a theme of natural elements and architecture to support this purpose. Amenity
Areas “3” and “4” shall satisfy all requirements for Public Open Space and Common
Recreation Area in Zone A and Zones B1, B2, and B3. Suggested Amenity Areas are
depicted in Exhibit “B” as follows:
(a) Amenity Area “1” – The Central Green, located in Zone C: This area will
comprise a large, grassy open area between Buildings. Any improvements in
this area will be constructed with materials and finishes that are compatible
with those on adjacent Buildings within the Property. The design of this area
may encompass gathering and sitting areas which will be visually attractive
from within the Buildings adjacent to this area. This area may incorporate
water feature(s) that complement an urban plaza and which may be artful in
nature.
(b) Amenity Area “3” – The Overlook Sector, located along the eastern perimeter
of Zone A and Zone B1 of the Property: The Overlook Sector will serve as
an extension of the outdoors to adjacent Buildings within the Property and
designs for this area may include seating and viewing areas to serve
pedestrians on the walkways that encircle the development areas of the
Property. The design for this area will also comprise one of two major
pedestrian walkways between the Property and Rivery Park. Hardscape
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15
elements will be constructed with materials and finishes that complement the
adjacent Buildings within the Property. The design of this area may include
gathering and sitting areas along the eastern perimeter of the Property, and
may include connectivity and access to other Amenity Areas.
(c) Amenity Area “4” – The Pedestrian Plaza Sector, located on both sides of the
vehicular street running in front of the hotel and conference center and
connecting the Buildings in Zone A and Zones B1, B2, and B3 with the
Central Green in Zone C: This area will serve as arrival areas and
connections to and between the Buildings. This area shall be designed to
provide for efficient pedestrian movement between all areas of the Property
and may include viewing areas and corridors. Hardscape elements will be
constructed with materials and finishes that complement the adjacent
Buildings within the Property. The design of this area may include gathering
and sitting areas, and may include connectivity and access to Amenity Area
“1”. The design for this area shall also preserve the existing 37-inch caliper
Live Oak creating a large shady plaza for outdoor seating. The seating area
will provide a gathering spot overlooking Rivery Park and the North Fork of
the San Gabriel River below. This area may incorporate water feature(s) that
complement an urban plaza and which may be artful in nature.
13.7 Parkland Dedication. Fees will be paid in lieu of parkland dedication in an
amount equal to $250 per new dwelling unit, except that, for each structure containing
more than four (4) dwelling units, the fee shall be $200 per dwelling unit. For the
purposes of this PUD and the calculation of fees, individually platted Brownstone
dwellings in Zone C are considered individual dwelling units and parkland dedication
fees shall be paid prior to final plat recordation.
13.8 Size and Design Approval. Specific size and design of pocket parks and
amenity areas may vary from depictions in Exhibit “B”, but will be approved by the City
as part of the individual site plans of any adjacent property.
13.9 Rivery Park Enhancements. Scope and design of enhancements to Rivery Park
are as stated in the Parkland Improvements Agreement dated June 26, 2013 by and
between the City and Brae Group, Ltd., and the Project Plan and Financing Plan for the
Rivery Park Tax Increment Reinvestment Zone, as amended.
14. TREE PRESERVATION
14.1 A Tree Preservation Plan for the entire development, including mitigation,
shall be submitted to and approved by the City Council prior to the approval of any
additional Site Plan.
15. BUILDING DESIGN & MATERIALS
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16
15.1 With the exception of the Brownstone residential development in Zone C, as
defined in Section 6 of this PUD, all Buildings designed for and constructed on the
Property will comply with the Non-Residential Design Standards set forth in Section 7.04
of the Code unless otherwise provided for in this PUD. Any stand-alone multifamily
constructed in Zone A shall also meet any applicable requirements of Chapter 6 of the
UDC in addition to the applicable regulations of Chapter 7.
16. EXTERIOR LIGHTING
16.1 Exterior Lighting on the Property and its Buildings will comply with the
requirements set forth in Section 7.05 of the Code related to outdoor lighting unless
otherwise described in this PUD.
17. PUD MODIFICATIONS
17.1 This PUD represents the allowable uses and design standards for the five
Zones contained within the Property. Notwithstanding anything to the contrary in the
Code, modifications to any provision of this PUD, the Site Layout, or Final Site Plan for
the Hotel, Conference Center, or public Parking Garage, must be approved by City
Council.
18. LIST OF EXHIBITS
18.1 The following exhibits are attached hereto and incorporated herein by reference:
(NOTE: Letter sized copies of each oversized exhibit must also be submitted.)
A. Legal description of the Property.
B. Site Layout, showing Zone boundaries, Park access, amenity areas and general
pedestrian and vehicular circulation.
C. Schematic Presentation of Street Design Details.
D. Schematic Presentation of Brownstone lots and design.
E. Field Study Showing Stopping Sight Distances.
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17
EXHIBIT A – THE PROPERTY
The Final Plat of BROWNSTONE AT THE SUMMIT PHASE 1, as recorded in
Document Number 2011047662 of the Official Public Records of Williamson County,
Texas, also being a replat of 0.604 acres previously described as part of Lot 4, Block “A”,
THE RIVERY PARK II, a subdivision in Williamson County, Texas, according to the
map or plat thereof recorded in Cabinet AA, Slides 20-23, Plat Records of Williamson
County, Texas;
The Final Plat of BROWNSTONE AT THE SUMMIT PHASES 2 – 4, as recorded in
Document Number 2013070833 of the Official Public Records of Williamson County,
Texas, also being a replat of 1.023 acres previously described as part of Lot 4, Block “A”,
THE RIVERY PARK II, a subdivision in Williamson County, Texas, according to the
map or plat thereof recorded in Cabinet AA, Slides 20-23, Plat Records of Williamson
County, Texas; and
The Final Plat of THE SUMMIT AT RIVERY PARK PHASES 5 – 6, as recorded in
Document Number 2013116146 of the Official Public Records of Williamson County,
Texas, also being a replat of 24.07 acres previously described as part of Lot 4, Block “A”,
and Lots 1, 2, 3, 5, 6, and 7, Block “A”, THE RIVERY PARK II, a subdivision in
Williamson County, Texas, according to the map or plat thereof recorded in Cabinet AA,
Slides 20-23, Plat Records of Williamson County, Texas, Lot 2, Block “A”, RIVERY
PARK, a subdivision in Williamson County, Texas according to the map or plat thereof
recorded in Cabinet W, Pages 212-214 of the Plat Records of Williamson County, Texas.
The remaining portion, not otherwise described above, of The Summit at Rivery Park
Preliminary Plat approved by the City’s Planning & Zoning Commission on October 31,
2012, being an unrecorded plat further described as:
A portion of Lot 4, Block “A”, and Lots 1, 2, 3, 5, 6, and 7, Block “A”, THE
RIVERY PARK II, a subdivision in Williamson County, Texas, according to the
map or plat thereof recorded in Cabinet AA, Slides 20-23, Plat Records of
Williamson County, Texas; and
Lot 2, Block “A”, RIVERY PARK, a subdivision in Williamson County, Texas
according to the map or plat thereof recorded in Cabinet W, Pages 212-214 of the
Plat Records of Williamson County, Texas.
Page 73 of 88
Page 74 of 88
C
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D
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E
Page 77 of 88
City of Georgetown, Texas
Planning and Zoning
November 1, 2016
SUBJECT:
Public Hearing and p o s s ib le ac tion on a reques t to Rezone approximately 165.65 ac res desc rib ed as
142.80 ac res in the N. Porter and A. Flo res Surveys , 0.68 ac res , 5.07 ac res , and 12.31 ac res in the N.
Porter Survey, and 4.79 acres, being Blo cks 1-3 of the No rth Georgetown Additio n, loc ated b etween
Aus tin Ave. and N. C o llege St. s o uth o f FM 971, from the Res id ential Single-F amily (RS ) and Lo cal
Commerc ial (C-1) Dis tric ts to the Public Fac ilities (PF ) Dis tric t. (REZ-2016--029, San Gabriel Park) Valerie
Kreger, AICP, Princ ipal Planner
ITEM SUMMARY:
Background:
The City o f G eo rgeto wn P arks and Rec reatio n Department has reques ted the San Gabriel Park and
s urrounding c ity properties , 165.65 ac res total, b e rezoned from the Res idential Single-family (RS) and
Loc al Co mmerc ial (C -1) d is tric ts to the Public Fac ilities (PF ) district. The majority o f the p ro p erty, the San
Gab riel Park, has b een a pub lic p ark fo r over 50 years and will c o ntinue to b e s o. T he City has ap p ro ved a
mas ter p lan to reno vate S an Gab riel Park inc lud ing pub lic res trooms, pavilions , p laygro und s , hike and bike
trails, and parking and d riving areas . In ad ditio n to the ac tive park areas, sp o rts field s and playgrounds, the
area to be rezoned includ es the Rec reation Center and Community Center, and properties the City o f
Geo rgeto wn leas es to other o rganizations inc luding the Chamber o f Co mmerc e s ite, the Williams o n County
Sherriff’s Pos s e R o d eo Arena, the VFW Po s t and the Masonic Lodge. The rezoning to the Pub lic
Fac ilities d is tric t will no t affect the use o f any of thes e properties .
Public comment:
To d ate, s taff has rec eived no written p ublic c o mments , although staff has received numero us p hone
inquiries .
Staff Recommendation:
Staff rec o mmend s approval of the reques t to rezone the 165.65 ac res to the P F Dis trict.
FINANCIAL IMPACT:
None studied at this time.
SUBMITTED BY:
Valerie Kreger, AICP, Principal Planner, and S o fia Nels o n, CNU-A, Planning Direc tor
ATTACHMENTS:
Description Type
Staff Report Cover Memo
Attachments 1-3 - Location, Future Land Use, and Zoning Maps Backup Material
Page 78 of 88
Georgetown Planning Department Staff Report
San Gabriel Park Rezoning Page 1 of 6
Report Date: October 27, 2016
File No.: REZ-2016-029
Project Planner: Valerie Kreger, AICP, Principal Planner
Item Details
Project Name: San Gabriel Park Rezoning
Project Location: Between Austin Ave. and N.
College St. south of FM 971
Total Acreage: 165.65 acres
Existing Zoning: Residential Single-Family (RS)
and Local Commercial (C-1)
Proposed Zoning: Public Facilities (PF)
Applicant’s Request
The City of Georgetown Parks and Recreation Department has requested the San Gabriel Park and
surrounding city properties, 165.65 acres total, be rezoned from the Residential Single-family (RS)
and Local Commercial (C-1) districts to the Public Facilities (PF) district. The majority of the
property, the San Gabriel Park, has been a public park for over 50 years and will continue to be so.
The City has approved a master plan to renovate San Gabriel Park including public restrooms,
pavilions, playgrounds, hike and bike trails, and parking and driving areas. In addition to the active
park areas, sports fields and playgrounds, the area to be rezoned includes the Recreation Center
and Community Center, and properties the City of Georgetown leases to other organizations
including the Chamber of Commerce site, the Williamson County Sherriff’s Posse Rodeo Arena, the
VFW Post and the Masonic Lodge. The rezoning to the Public Facilities district will not affect the
use of any of these properties.
Site Information
Physical Characteristics:
The 165 acres is mostly developed as parkland and public/nonprofit buildings with approximately a
mile of the San Gabriel River running through the property. The land is fairly flat, except the
change in elevation on either side of the river, and much of the area on the lower side of the river is
within the floodplain. While tree coverage is generally not heavy throughout most of the property,
there are significant trees, many Heritage size, nearer the river.
The property is bounded by over 2,200 feet of frontage along N. Austin Avenue, over 1,100 feet
along F.M. 971, approximately 1,000 feet along River Haven Drive, and almost 5,000 feet along N.
College Street. Additionally, Chamber Way runs through the property as a public street and
approximately 4,700 feet of E. Morrow Street runs through the property as a park road.
Page 79 of 88
Planning Department Staff Report
San Gabriel Park Rezoning Page 2 of 6
The current improvements on the city property include the Recreation Center, Community Center,
Chamber of Commerce, Williamson County Sherriff’s Posse rodeo arena and show barn, VFW Post,
Masonic Lodge, baseball and soccer fields, playscapes, pavilions, restrooms, hike and bike trails,
and parking and driving areas. The facilities on the east side of N. College Street, including the
Parks and Recreation Administrative building, animal shelter, and McMaster sports fields are not
part of this rezoning.
Page 80 of 88
Planning Department Staff Report
San Gabriel Park Rezoning Page 3 of 6
Surrounding Properties:
The surrounding zoning and land uses are as follows:
Utilities
The property is in the City of Georgetown water, wastewater, and electric service areas. There is
adequate capacity to serve the existing development and proposed improvements.
Transportation
The subject property has significant frontage along N. Austin Avenue, a Major Arterial on the City’s
2035 Thoroughfare Plan, and N. College Street, a Major Collector, each providing a bulk of the
access to this property. Additional access is taken from E. Morrow Street, a Local Street, although it
continues through the property as an internal park road. Access is also available to the adjacent
residential area via E. Valley Street, although this access will potentially be eliminated with future
park improvements.
2030 Comprehensive Plan
Future Land Use:
This property is designated on the 2030 Plan Future Land Use Map as Parks, Recreation, and
Protected Open Space, which applies to existing public parks, golf courses, and protected open
spaces of city-wide significance that are expected to remain as open space in perpetuity.
Location Zoning Future Land Use Existing Use
North Residential Single-family (RS), Local
Commercial (C-1)
Moderate Density
Residential
Senior living facilities,
multifamily
South
Residential Single-family (RS),
Townhouse (TH), Agriculture (AG), Office
(OF), Local Commercial (C-1), General
Commercial (C-3)
Parks Recreation and
Protected Open Space,
Employment Center
Multifamily, business
offices, open space
East
Residential Single-family (RS),
Agriculture (AG),
Public Facilities (PF)
Parks Recreation and
Protected Open Space,
Institutional
City properties, open
space, undeveloped
West
Residential Single-family (RS), Local
Commercial (C-1), General Commercial
(C-3), Industrial (IN)
Community
Commercial, Specialty
Mixed Use
Retail center, bowling-
alley, multifamily,
single-family,
undeveloped
Page 81 of 88
Planning Department Staff Report
San Gabriel Park Rezoning Page 4 of 6
Vision and Goals:
The 2030 Plan’s Vision Statement identifies Quality of Life as the first value envisioned by the
community for the City of Georgetown’s future. The Community Character envisioned under
Quality of Life expresses the desire to expand public recreational use and enjoyment of the City’s
parks and open spaces by expanding sports facilities and enhancing the network of greenways and
trails linking major open spaces, recreational areas, rivers and lakes.
The City’s 2030 Comprehensive Plan also cites goals for the City to accomplish its vision of the
future, with the first of those being to promote sound, sustainable, and compact development
patterns with balanced land uses, a variety of housing choices and well-integrated transportation,
public facilities, and open space amenities.
Growth Tier:
In order to stage contiguous, compact, and incremental growth of the city over the next two
decades, the 2030 Comprehensive Plan establishes a tiered growth framework. The 2030 Plan
Growth Tier Map designation is Tier 1A, that portion of the city where infrastructure systems are in
place, or can be economically provided and where the bulk of the city’s growth should be guided
over the near term.
Parks, Recreation and Trails Master Plan:
The Georgetown Parks, Recreation and Trails Master Plan envisions parks as focal points of the
community. In particular, the renovation and enhancement of San Gabriel Park into Georgetown’s
“central park” is listed as one of the most important priorities for the City to pursue.
Zoning District
The Public Facilities (PF) District is intended to provide a location for government and other public
or quasi-public facility operations. These may include schools, public parks, hospitals, airports,
governmental offices, churches and other related uses, but would not include industrial facilities or
storage yards. Some uses allowed in this district might generate heavy traffic volumes and high-
intensity operations. The PF district is subject to non-residential design and landscaping standards
for compatibility with nearby or adjacent residential uses.
Page 82 of 88
Planning Department Staff Report
San Gabriel Park Rezoning Page 5 of 6
Staff Analysis
The majority of the property, the San Gabriel Park, has been a public park for over 50 years, which
the City plans to update and renovate. The other existing uses included in the property being
rezoned are public or quasi-public in nature. The PF District is intended for government and other
public or quasi-public facilities such as schools, parks, governmental offices, churches and similar
uses. The PF district allows uses that may generate heavy traffic, which the subject property can
provide for as it has access to a Major Arterial roadway (N. Austin Avenue) and a Major Collector
street (N. College Street).
The 2030 Plan Future Land Use designation is Parks, Recreation, and Protected Open Space, which
envisions public parks, golf courses, and significant protected open spaces expected to remain as
such in perpetuity. The Plan’s Vision Statement expresses the community’s desire to expand public
use and enjoyment of parks and open spaces. The Plan also includes the goal of promoting well-
integrated transportation, public facilities, and open space amenities. The Parks, Recreation and
Trails Master Plan identifies the renovation of San Gabriel Park into Georgetown’s “central park” as
one of the most important priorities for the City. The PF district is intended for public facilities,
including parks, while still allowing improvement of the public facilities currently located within
the park.
Staff has evaluated the request under the following rezoning criteria established in UDC Section
3.06.030 and has made the following findings:
Criteria Finding
The application is complete and the
information contained within the application
is sufficient and correct enough to allow
adequate review and final action
This application was reviewed by staff and
deemed to be complete.
The zoning change is consistent with the
Comprehensive Plan
The PF zoning district is consistent with the 2030
Plan as it best implements the parks and public
facilities located within this area and shown as
Parks, Recreation, and Protected Open Space on
the Future Land Use Plan.
The zoning change promotes the health,
safety or general welfare of the City and the
safe orderly, and healthful development of
the City
The development of these city properties is not
proposed to change from its current use.
However, the allowed uses and development
standards of the PF district will promote the
orderly and healthful development of the City
should the uses or development of the property
change.
The zoning change is compatible with the
present zoning and conforming uses of
nearby property and with the character of the
neighborhood
The zoning change is compatible with the
surrounding properties as many of the
properties along the east side of this rezoning are
public. Additionally, with the internal layout of
the property, access to the adjacent residential
area is minimal and will be further reduced with
future improvements.
Page 83 of 88
Planning Department Staff Report
San Gabriel Park Rezoning Page 6 of 6
The property to be rezoned is suitable for
uses permitted by the District that would be
applied by the proposed amendment.
The PF district is intended for public facilities
and permits schools, parks and churches and
does not permit uses, such as industry, that
would be detrimental to the existing park.
Findings:
Based on all the information presented, staff has made the following findings:
1. The PF zoning district best implements the visions and goals of the 2030 Plan for this
property, including protection and expansion of public parks.
2. The PF district allows for public facilities and parks, therefore allowing improvement of the
public facilities currently located within the park as identified in the Parks, Recreation and
Trails Master Plan.
3. The PF district is compatible with the public properties to the east of this rezoning and provides
for buffers for the adjacent residential properties.
4. The subject property has access to a Major Arterial roadway and a Major Collector street,
sufficient to handle any heavy traffic generated by PF uses. Access to the residential area is
minimal and will be reduced with future improvements.
Staff Recommendation
Staff is recommending Approval of the application based on the above findings.
Public Comments
Public notice was mailed to property owners of 85 properties within a 200-foot radius of the subject
property and within the city limits, a legal notice advertising the public hearing was placed in the
Sun Newspaper on October 16, 2016, and signs were posted on-site. There have been no written
public comments received at the time of this report, although staff has received numerous phone
inquiries.
Attachments
Attachment 1 – Location Map
Attachment 2 – Future Land Use Map
Attachment 3 – Zoning Map
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Exhibit #1
Coordinate System:
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Cartographic Data For General Planning Purposes Only
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Location Map
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Legend
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Parcels
City Limits
Georgetown ETJ
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Future Land Use / Overall Transportation Plan
Exhibit #2
REZ-2016-029
Legend
Thoroughfare
Future Land Use
Institutional
Regional Commercial
Community Commercial
Employment Center
Low Density Residential
Mining
Mixed Use Community
Mixed Use Neighborhood Center
Moderate Density Residential
Open Space
Specialty Mixed Use Area
Ag / Rural Residential
Existing Collector
Existing Freeway
Existing Major Arterial
Existing Minor Arterial
Existing Ramp
Proposed Collector
Proposed Freeway
Propsed Frontage Road
Proposed Major Arterial
Proposed Minor Arterial
Proposed Railroad
High Density Residential
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Site
Parcels
City Limits
Georgetown ETJ
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Zoning Information
REZ-2016-029
Exhibit #3
Coordinate System:
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Cartographic Data For General Planning Purposes Only
Legend
Site
Parcels
City Limits
Georgetown ETJ
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MiPage 87 of 88
City of Georgetown, Texas
Planning and Zoning
November 1, 2016
SUBJECT:
Presentatio n and dis c us sion on Williams Drive S tud y. Jordan J. Mad d o x, AICP, Principal Planner
ITEM SUMMARY:
Update and d is c us s io n regarding the Williams Drive S tud y existing c o nditions report and the upc o ming
week-lo ng des ign wo rks ho p in No vember.
FINANCIAL IMPACT:
.
SUBMITTED BY:
Jordan Maddo x
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